A building's facade protects everything inside it. It is also exposed to sun, rain, wind, dust and pollution every day. Most facade failures, such as leaks, loose panels, cracked glass and peeling finishes, do not appear overnight. They develop slowly and are easy to catch if someone looks. This guide gives a simple inspection plan for glazing, cladding and their fixings.
Why inspect
- Safety. A loose panel, a cracked pane or a corroded fixing can fall.
- Water. Small leaks damage plaster, ceilings, equipment and stock.
- Cost. Re-sealing a joint costs little. Repairing water damage costs far more.
- Appearance. Clean, intact facades support the image of a plant, hospital, school or showroom.
- Records. Dated reports show the building's condition and support warranty and insurance claims.
How often
| Inspection | Frequency | Who |
|---|---|---|
| Quick look from the ground | Monthly or after storms | Facility staff |
| Detailed visual inspection | Every six months | Facility manager or contractor |
| Close-up inspection with access (platform, lift or ropes) | Yearly, or every few years for tall buildings | Contractor or specialist |
| After an event (storm, impact, fire, repair) | Immediately | Contractor or specialist |
Hot, dusty, humid, coastal or industrial locations and heavily used public buildings should be inspected more often.
What to check: glazing and aluminium
- Glass. Look for cracks, chips at the edges, misted or fogged insulated units, and movement.
- Frames. Look for corrosion, bent sections, loose corners and damaged finish.
- Sealant and gaskets. Check that sealant is continuous and flexible, and that gaskets have not shrunk, cracked or lifted.
- Drainage slots. Check that weep holes are clear.
- Hardware. Operate doors and windows. Look for stiff hinges, worn rollers, loose handles and locks that do not engage.
- Fixings. Look for loose anchors and gaps between frame and wall.
- Stains. Streaks below frames show where water is escaping.
What to check: ACP and other cladding
- Panel surface. Look for dents, scratches, loss of colour, chalking and bubbling of the coating.
- Panel alignment. Look for waviness, bulging and panels out of line.
- Joints and sealant. Check that joints are even and sealed where they should be, and that sealant has not split or peeled.
- Fixings. Check for loose, missing or corroded fixings.
- Flashings and drips. Check the tops, bases, corners and openings.
- Stains and drips. Look for water marks and rust stains from fixings.
- Behind the panel. Where visible, check for dampness, corrosion or damaged insulation.
What to check: roof edges, parapets and canopies
- Parapets and copings. Look for cracks, loose capping and standing water.
- Canopies and louvres. Check fixings, debris and bird nests.
- Gutters and downpipes. Keep them clear so that water does not run down the facade.
What to check: the base and surroundings
- Plinths and ground contact. Look for rising damp and splashing.
- Landscaping. Plants and trees touching the facade trap moisture and damage finishes.
- Signage and fixtures. Check fixings and sealing around anything attached to the facade.
How to inspect
- Start from the ground with binoculars or a camera with zoom. Walk each elevation.
- Note and photograph each defect with its location. A marked-up elevation drawing helps.
- Classify each item: urgent (safety or active leak), soon (within the next season) or monitor.
- Report to the building owner or manager the same day for urgent items.
- Get close with a lift, platform or rope access for items that need detailed checking. Only trained people with proper fall protection should work at height.
Cleaning
Wash facades with water and a mild detergent using soft brushes or low-pressure equipment. Avoid abrasive cleaners, strong acids and solvents on coated panels and anodised or powder-coated aluminium. Do not point high-pressure jets at joints and seals. Clean glass with a soft cloth and a mild cleaner, never blades or scouring pads.
Typical repairs
| Finding | Usual repair |
|---|---|
| Failed sealant | Remove and re-seal with compatible sealant |
| Cracked glass | Replace the pane; cracks spread |
| Misted insulated unit | Replace the unit |
| Loose panel or fixing | Re-fix or replace; check the sub-frame |
| Corroded fixing | Replace with a suitable one and treat the area |
| Dented or damaged panel | Replace the panel |
| Blocked drainage | Clear; check for further blockages |
| Faded or chalking finish | Clean first; recoat or replace if the coating has failed |
When to call a specialist
- Cracked or loose glass above ground level.
- Any panel or fixing that appears to be moving.
- Water ingress you cannot trace.
- Corrosion of the structure or sub-frame.
- Damage after a fire, impact or earthquake.
- Plans to alter the facade.
A yearly maintenance rhythm
- Before the monsoon: clear drains, check sealant and flashings, repair known defects.
- After the monsoon: inspect for water entry and damage, clean the facade.
- Winter: do the detailed inspection and plan larger repairs.
- Throughout: respond to reports quickly and keep a log.
In short
A short, regular, written inspection prevents most facade problems. If your team does not have the time or the access equipment, a maintenance contract gives you scheduled visits, reports and quick repairs.
See our maintenance contracts, ACP and facade cladding and glazing, or book a call about a maintenance plan.