The Essential Annual Facade Inspection Checklist for Building Owners​​​

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As a building owner, maintaining the integrity and appearance of your property's exterior is crucial. The facade, particularly the facade glazing and curtain wall systems, is constantly exposed to environmental stresses—sun, rain, wind, and temperature fluctuations. Ignoring minor issues can quickly lead to expensive structural damage, water infiltration, and safety hazards.

An annual, thorough facade inspection is the best preventative maintenance strategy. Here is your essential checklist focusing on the critical components of the exterior enclosure.

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1. Glazing System and Glass Panel Integrity 🔍

 

                                                                                The glass panels and the surrounding structural glazing components are primary                                                                                                         focus points for maintaining the building's thermal performance and                                                                                                                               watertightness. 

•                                                                           Glass Inspection:

  •                                                                     Check for any signs of cracking, chipping, or shattering on individual glass lites.

  •                                                                     Inspect for thermal stress cracks, which typically start perpendicular to the edge                                                                                            of the glass.

  •                                                                     Look for seal failure or "fogging" within Insulated Glass Units (IGUs), indicating                                                                                                moisture has penetrated the space between the glass panes.

  •                                                                     Note any scratches or surface damage that could compromise strength or                                                                                                      appearance.

•                                                                           Glazing Accessories:

  •                                                                     Ensure pressure plates and glazing beads are securely fastened and not loose                                                                                                or  missing.

  •                                                                     Verify the condition of weep holes (drainage openings) at the base of the frame                                                                                                to ensure they are clear of dirt and debris.​​​​

 

2. Sealants and Weatherproofing 💧

 

                                                                                    Sealant joints are the building's first line of defense against water penetration                                                                                                                and are often the first part of the building envelope to fail.

•                                                                              Joint Inspection:

  •                                                                        Examine all perimeter sealant joints around window frames, between panels,                                                                                                   and at transitions to other materials (e.g., stone or metal).

  •                                                                        Look for classic signs of failure: cohesion failure (sealant tearing away from                                                                                                     itself),    adhesion failure (sealant pulling away from the substrate/frame), and                                                                                                   hard, brittle, or cracked material.

  •                                                                        Check for signs of dirt pickup or staining around the sealant, which can indicate                                                                                             water migration.

•                                                                              Gaskets and Weatherstripping:

  •                                                                        Inspect pre-formed gaskets used in curtain wall systems for shrinkage,                                                                                                             distortion, or hardening. They should be pliable and firmly seated in their                                                                                                         channels.

  •                                                                        Ensure all weatherstripping around operable windows and doors is intact and                                                                                                 making continuous contact when closed.

 

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3. Curtain Wall and Framing Systems 🏗️

 

                                                                            The structural components, including aluminum framing and anchors, ensure the                                                                                                          long-term stability of the facade system.

•                                                                       Framing Components:

  •                                                                Inspect aluminum mullions (vertical) and transoms (horizontal) for signs of                                                                                                       corrosion or pitting.

  •                                                                Check for deformation or bowing of the frames, which can indicate undue                                                                                                       structural load or improper installation.

  •                                                                Ensure all fasteners and bolts are present and tight. Never attempt to tighten                                                                                                   structural bolts without consulting an engineer.

•                                                                       Anchorage and Connections:

  •                                                                While often hidden, look for indirect signs of anchorage problems, such as unusual                                                                                         movement or sagging of the facade element.

  •                                                                Inspect connections where the curtain wall meets the adjacent wall or roof for                                                                                                  gaps or movement.

 

 

4. Vapor and Air Barriers 🌬️

 

                                                                           While not directly visible, the integrity of the air and vapor barrier system behind the rain screen or                                                                             cladding is essential for preventing condensation and maintaining indoor air quality.

•                                                                      Moisture Migration:

  •                                                                Look for signs of interior water damage (staining, mold) near the facade, especially at the ceiling,                                                                   floor, or column lines. This is a tell-tale sign of a deeper breach in the building envelope.

  •                                                                Check for excessive condensation on the interior side of the framing or glass.

•                                                                      Thermal Performance:

  •                                                                Note any areas of excessive drafts or noticeable temperature variations, which may indicate                                                                           missing insulation or gaps in the thermal break within the glazing system.

 

 

 

 

✅ Actionable Conclusion: Document and Prioritize

 

An annual facade inspection should be performed from both the exterior (using access equipment like swing stages or lifts for a close-up visual review) and the interior.

• Document Everything: Take photographs of every defect, noting its location, severity, and potential cause.

• Prioritize Repairs: Classify defects into Critical (immediate safety hazard, massive water leak), Major (will lead to critical issues within 1-2 years, IGU failure), and Minor (cosmetic, small surface scratch).

• Call in a Professional: For complex issues involving structural glazing or large-scale sealant replacement, always consult a facade consultant or a qualified exterior restoration contractor.

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Investing in a thorough annual inspection and prompt repairs will significantly extend the life of your building, save you money in the long run, and ensure the safety of your tenants.