Protecting Buildings, Owners, and the Public

Building facades are constantly exposed to sun, wind, rain, temperature changes, movement, and aging. Over time, these forces can cause cracks, spalling, corrosion, water intrusion, loose materials, and other conditions that may affect safety, performance, and compliance.

Our Facade Inspection Division provides professional engineering and architectural inspection services for commercial buildings, condominiums, multifamily properties, parking structures, institutional facilities, and mixed-use developments.

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

Periodic Facade Inspections

We perform required and preventive facade inspections for buildings subject to local ordinances, recertification rules, and owner-driven maintenance programs.

Our inspections are designed to identify:

cracks and displacement
spalling concrete
rust and corrosion
loose masonry or stone
damaged sealants and joints
failed waterproofing
parapet deterioration
unsafe facade elements
water intrusion and related distress

These inspections help owners understand the current condition of the building envelope and whether repairs, monitoring, or further investigation are needed.

Phase 1 Visual Inspections

Phase 1 inspections involve a visual examination of the building’s facade and accessible structural components to identify visible signs of distress, aging, or unsafe conditions.

During a Phase 1 inspection, our team looks for:

visible cracks
staining and moisture damage
rusting steel
bulging or displaced materials
deteriorated sealants
damaged coatings or paint
leaks and evidence of water penetration
loose, broken, or deteriorated facade elements

Phase 1 is often the first step in determining whether the building appears stable from visible observation or whether a deeper investigation is required.

Phase 2 Investigations

If visible distress suggests hidden deterioration or structural concerns, a Phase 2 investigation may be necessary.

Phase 2 inspections involve a more detailed assessment that may include:

close-up examination
probe openings
non-destructive testing
selective destructive testing
moisture evaluation
material sampling
engineering analysis of structural and enclosure components

The purpose of Phase 2 is to determine the cause, extent, and severity of the deterioration and to define the repairs needed to restore safety and performance.

Balcony, Parapet, and Elevated Element Inspections

Facade safety often depends on the condition of balconies, railings, parapets, cornices, sunshades, and other elevated exterior elements.

We inspect:

balconies and slabs
railings and anchors
parapet walls
canopies and overhangs
decorative facade projections
soffits and undersides
exterior stairs and landings
appurtenances attached to the building facade

These elements can become hazardous when corrosion, water intrusion, or material deterioration weakens their structural integrity.

Water Intrusion and Waterproofing Evaluations

Many facade failures begin with water infiltration. Moisture entering the building envelope can accelerate corrosion, rot, cracking, spalling, and interior damage.

Our evaluations assess:

facade water penetration
failed sealants and joints
defective flashing details
deteriorated coatings
waterproofing deficiencies
leaks at windows, balconies, or transitions
moisture-related damage within wall assemblies

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

Facade Repair Recommendations and Restoration Planning

Inspection is only the first step. We also help owners understand what repairs are needed and how to plan them.

Our services include:

repair prioritization
restoration recommendations
conceptual repair scopes
budgeting guidance
sequencing of repairs
coordination with contractors
support for long-term capital planning

This allows owners and associations to move from inspection to action with a clear technical roadmap.

Types of Buildings We Inspect

We provide facade inspection services for:

condominium and homeowner associations
apartment and multifamily buildings
office and commercial properties
hotels and hospitality buildings
parking garages
hospitals and healthcare facilities
schools and universities
municipal and institutional buildings
mixed-use developments
historic and aging structures

Common Facade Problems We Identify

Our team investigates a wide range of building envelope and facade issues, including:

cracked stucco, concrete, or masonry
spalling and delamination
corroded reinforcing steel
displaced brick, stone, or cladding
deteriorated lintels and shelf angles
failed movement joints
loose coping stones and parapets
deteriorated balconies and railings
staining, leaks, and water intrusion
aging coatings and waterproofing failures

Early detection helps reduce liability, prevent falling hazards, and limit costly structural repairs later.

Our Inspection Process

1. Review and Planning

We review the building type, available records, applicable code or ordinance requirements, and known problem areas before beginning the inspection.

2. Field Inspection

Our professionals perform a site visit and visual assessment of the facade and exterior elements. Depending on the building, access may include:

ground-level observation
elevated access
swing stage or lift access
drone-assisted observation
close-up examination of selected areas

3. Condition Assessment

We document distress, identify visible and suspected causes, and determine whether the conditions are isolated, progressive, or potentially unsafe.

4. Additional Investigation if Needed

If visual findings indicate possible concealed damage, we may recommend Phase 2 testing or additional structural evaluation.

5. Reporting

We prepare a clear written report with:

observed conditions
photographs and documentation
location of deficiencies
safety concerns
recommendations for repair, monitoring, or additional testing

Why Facade Inspections Matter

Regular facade inspections help owners:

protect occupants and pedestrians
comply with local inspection laws
reduce exposure to violations and liability
identify damage before it becomes severe
preserve property value
plan capital repairs strategically
extend the service life of the building envelope

A facade issue that appears minor on the surface can often indicate deeper problems caused by water intrusion, corrosion, or structural movement.

Why Choose Our Facade Inspection Division

Clients rely on us because we provide:

licensed engineering and architectural expertise
experience with facade ordinances and recertification programs
practical, defensible findings
detailed documentation and reporting
repair-focused recommendations
support from inspection through restoration planning

We combine technical knowledge, field experience, and clear communication to help clients make informed decisions about building safety and maintenance.

When to Schedule a Facade Inspection

You should consider a facade inspection if:

your building is due under a local ordinance
you see cracks, leaks, or staining
pieces of concrete, stucco, or masonry are loose
balconies or parapets show deterioration
the building is aging and has not been evaluated recently
prior repairs have failed
you need a condition assessment for budgeting or capital planning

Schedule a Facade Inspection

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