What Triggers Façade Remediation?

Façade remediation may be required when an external wall has fire-safety concerns, significant defects, deterioration, water ingress or structural issues that cannot be adequately resolved through routine maintenance or minor repairs.

The need for remediation is not always obvious from the outside. Problems can be hidden within the wall construction, particularly where the materials, fixings, insulation or cavity barriers cannot be confirmed from existing records.

The first step is therefore to understand the façade, identify the problem and establish the appropriate solution.

Common Triggers for Façade Remediation

Fire-Safety Concerns

Fire-safety concerns are a major reason for façade investigation and remediation.

These can include:

Combustible cladding or insulation
Concerns about cavity barriers or fire-stopping
Unknown external wall construction
Inadequate fire performance
Defective installation
Concerns identified through an EWS1 or FRAEW assessment

The presence of a combustible material does not automatically mean the entire façade needs replacing. The complete external wall system needs to be understood and assessed.

Façade Defects and Deterioration

Façades are continually exposed to weather, moisture, temperature changes and movement. Over time, components can deteriorate or fail.

Common problems include:

Cracking
Spalling
Loose materials
Corrosion
Failed fixings
Damaged cladding
Deteriorated masonry
Failed sealants and joints
Render deterioration

A façade condition survey can establish the extent and severity of defects and whether further investigation or remedial work is appropriate.

Water Ingress

Persistent water ingress can indicate problems with the external wall or its interfaces.

Issues may involve cladding joints, sealants, windows, flashings, render, masonry, membranes or roof-to-wall interfaces.

The visible damp or staining may not be where the water is entering the building.

Investigation can therefore be necessary to identify the source of the problem and determine whether localised repair or more extensive remediation is required.

Structural Concerns

Façade remediation may also be required where there are concerns about structural stability or supporting components.

These can include:

Corroded or failed fixings
Failed anchors
Cracked masonry
Movement or deflection
Deteriorated concrete
Spalling
Failed support brackets

The appropriate investigation will depend on the nature of the concern and may involve structural assessment or targeted opening-up.

Problems Identified During an Assessment

Sometimes remediation is triggered by the findings of an existing survey or assessment rather than a visible defect.

This could include:

EWS1 assessment
PAS 9980 FRAEW assessment
Façade condition survey
Fire-risk assessment
Structural assessment
Cladding investigation

The assessment may identify a problem, but further investigation can be required before the appropriate remediation strategy can be established.

Does a Façade Defect Automatically Mean Remediation?

A defect does not automatically mean that an entire façade needs to be replaced.

Depending on the circumstances, the appropriate solution could be:

Repair → Component replacement → Partial remediation → Full façade remediation

The decision should be based on the cause, extent and severity of the problem, together with the construction and performance requirements of the building.

This is why it is important to understand the underlying issue before deciding on the remedial solution.

How Is It Established What Needs to Be Done?

There is no single investigation that applies to every building.

The appropriate approach depends on the concern:

In some cases, several assessments and investigations will be required before a remediation strategy can be developed.

Facade Defects

→ Façade Condition Survey

External wall fire-safety concerns

→ EWS1 / PAS 9980 FRAEW Assessment

Unknown wall construction

→ Intrusive / Opening-Up Survey

Water ingress

→ Weathertightness Investigation

Structural concerns

→ Structural Façade Assessment

What Happens Next?

Once the problem has been established, the project can move towards an appropriate remediation strategy.

The exact process will depend on the building and the issues identified.

The Façade Remediation Process explains each stage in more detail.

A typical project may progress through:

Assessment → Investigation → Remediation Strategy → Design → Remedial Works → Completion

Discuss Your Façade Remediation Requirements

If a survey, assessment or inspection has identified concerns with your building’s façade, we can help you establish the appropriate next step.

Whether you need further investigation, opening-up works, a remediation strategy or support with remedial works, tell us about your building and the issues that have been identified.

Complete the enquiry form and we’ll review your requirements and discuss the appropriate next step.