Protecting Buildings, Owners, and the Public

Facade Inspection and Engineering Services for Existing Buildings

Building facades are constantly exposed to sun, wind, rain, temperature changes, and structural movement. Over time, these forces contribute to cracking, spalling, corrosion, water intrusion, and deterioration that can affect safety, performance, and compliance.

At RAS Engineering, PA, our Facade Inspection Division provides professional engineering and architectural inspection services for condominiums, commercial buildings, multifamily properties, parking structures, and institutional facilities.

We help boards, owners, and property managers identify deterioration early, comply with inspection requirements, prioritize repairs, and protect the long-term value of their buildings.

Periodic Facade Inspections

Periodic inspections—whether required by ordinance or performed proactively—provide a clear understanding of building condition and potential risks.

What We Evaluate

Our inspections are designed to identify:

  • Cracks and displacement

  • Spalling concrete and delamination

  • Corrosion and rust staining

  • Loose masonry, stone, or cladding

  • Deteriorated sealants and joints

  • Failed waterproofing systems

  • Parapet and facade deterioration

  • Unsafe or loose exterior elements

  • Water intrusion and related damage

These evaluations help determine whether repairs, monitoring, or further investigation are needed.

Phase 1 Visual Inspections

Phase 1 inspections involve a visual review of the building facade and accessible components.

Initial Condition Assessment

During a Phase 1 inspection, we look for:

  • Visible cracking and surface distress

  • Moisture staining and leakage

  • Rusting steel and corrosion indicators

  • Bulging or displaced materials

  • Deteriorated sealants and coatings

  • Loose or damaged facade elements

Phase 1 is often the first step in determining whether the building appears stable or requires a more detailed investigation.

Phase 2 Investigations

When visible conditions suggest deeper or concealed issues, a Phase 2 investigation may be required.

Detailed Testing and Analysis

Phase 2 may include:

  • Close-up examination using lifts or swing stages

  • Probe openings and material sampling

  • Non-destructive and selective destructive testing

  • Moisture evaluation and infiltration analysis

  • Engineering assessment of structural components

The goal is to determine the cause, extent, and severity of deterioration and define appropriate repairs.

Balcony, Parapet, and Elevated Element Inspections

Facade safety is closely tied to the condition of elevated elements exposed to weather and structural movement.

High-Risk Exterior Components

We inspect:

  • Balconies and slab edges

  • Railings and anchorage systems

  • Parapet walls and coping

  • Canopies, overhangs, and projections

  • Soffits and undersides

  • Exterior stairs and landings

These elements can become hazardous when corrosion or deterioration compromises their structural integrity.

Water Intrusion and Waterproofing Evaluations

Water infiltration is one of the primary causes of facade deterioration and structural damage.

Identifying Moisture Sources

Our evaluations focus on:

  • Failed sealants and joints

  • Defective flashing and transitions

  • Deteriorated coatings and membranes

  • Window, balcony, and facade leaks

  • Waterproofing system deficiencies

Understanding the source of moisture is critical to preventing repeated failures and ineffective repairs.

Facade Repair Recommendations and Restoration Planning

Inspection is only the first step. We help clients move from evaluation to action with clear repair strategies.

From Findings to Action

Our services include:

  • Repair prioritization and phasing

  • Restoration recommendations

  • Conceptual repair scopes

  • Budgeting and cost guidance

  • Coordination with contractors

  • Support for capital planning

This structured approach allows boards and managers to plan repairs with clarity and control.

Types of Buildings We Serve

We provide facade inspection services for a wide range of properties:

  • Condominium and homeowner associations

  • Multifamily and apartment buildings

  • Commercial and office properties

  • Hotels and hospitality buildings

  • Parking structures

  • Healthcare and institutional facilities

  • Schools and universities

  • Municipal and mixed-use developments

Common Facade Problems We Identify

Our inspections regularly identify:

  • Cracked concrete, stucco, or masonry

  • Spalling and delamination

  • Corroded reinforcing steel

  • Displaced or loose facade materials

  • Deteriorated lintels and connections

  • Failed movement joints

  • Loose parapets and coping

  • Balcony and railing deterioration

  • Water intrusion and staining

  • Aging coatings and waterproofing failures

Early detection helps reduce liability, prevent falling hazards, and limit more extensive repairs.

Our Inspection Process

1. Review and Planning

We review available documents, building history, and applicable requirements to plan the inspection.

2. Field Inspection

We perform site observations using appropriate access methods, including lifts, swing stages, or drone-assisted review where applicable.

3. Condition Assessment

We document observed conditions and evaluate whether they are isolated, progressive, or potentially unsafe.

4. Additional Investigation

If needed, we recommend Phase 2 testing or further evaluation to clarify concealed conditions.

5. Reporting

We provide a clear report with:

  • Documented conditions and photographs

  • Location of deficiencies

  • Safety concerns

  • Recommendations for repair or monitoring

Why Facade Inspections Matter

Regular facade inspections support:

  • Protection of occupants and pedestrians

  • Compliance with local laws and ordinances

  • Reduced exposure to violations and liability

  • Early identification of deterioration

  • Preservation of property value

  • Strategic planning of capital repairs

Conditions that appear minor can often indicate deeper structural or moisture-related issues.

Why Choose RAS Engineering

Practical, Field-Based Expertise

Our work is grounded in real building conditions and field experience.

Clear, Defensible Reporting

We provide documentation that is organized, professional, and useful for decision-making.

Restoration-Focused Approach

We understand how inspection findings translate into real-world repair projects.

Responsive Support

We work with boards, managers, and project teams to keep projects moving forward.

When to Schedule a Facade Inspection

Consider scheduling an inspection if:

  • Your building is due under a local ordinance or recertification

  • You observe cracks, leaks, or staining

  • Exterior materials appear loose or deteriorated

  • Balconies or parapets show signs of distress

  • The building has not been evaluated in several years

  • Prior repairs have failed

  • You need information for budgeting or capital planning

Schedule a Complimentary Evaluation

Our Facade Inspection Division provides professional inspections, Phase 1 and Phase 2 investigations, and repair guidance for buildings of all sizes.

Contact RAS Engineering, PA today to schedule a consultation and protect the safety, compliance, and long-term performance of your building.