Service · Façade condition surveys
Façade condition surveys, close-up and at height.
An independent, element-by-element record of how your building envelope is performing, what needs attention now and what to plan for, from façade engineers who understand how each system is built.
What a façade condition survey is
A façade condition survey (sometimes called a façade condition assessment) is a structured inspection of a building's external envelope: curtain walling, cladding and rainscreen, glazing, brickwork and stone, sealants and gaskets, roofs, rooflights and attachments such as balconies and louvres. It records the condition of each system, identifies defects and deterioration, and sets out practical recommendations with priorities.
Most surveys are non-intrusive. Where the visible evidence raises a question that can only be answered by looking behind the façade, we can follow up with targeted intrusive investigations.
When you need one
- To set a baseline after completion or a major refurbishment, so future change can be measured.
- Before buying, selling or refinancing a building, as part of technical due diligence.
- Before the end of a defects liability or warranty period, so in-scope defects are raised while they can still be claimed.
- To build a planned preventative maintenance programme and budget on real evidence.
- When leaks, staining, cracking, failed seals or glass breakage suggest a wider problem.
How we survey
We inspect close-up wherever we can, not just from the street. On tall buildings that means working from the building maintenance unit (BMU), a mobile elevating work platform or other suitable access, alongside walk-round inspection of terraces, roofs and the ground-floor perimeter. Getting within arm's length of the façade is what allows gaskets, joints, fixings and seals to be properly assessed.
Every observation is located on marked-up elevations and photographed, so your team and contractors can find it again long after the visit.
What you receive
- A clear description of each façade system and how it is built.
- Defects and observations, located and photographed, with likely causes.
- Prioritised recommendations: what needs attention now, what to monitor and what to plan for.
- Health and safety observations for building users and the public, where relevant.
Recent condition surveys
Every elevation of a 29-storey, 250,000 sq ft office tower inspected close-up in three days on site, from the BMU, terraces and roof.
Seven façade systems on a Grade A office surveyed in two days, with the report issued two weeks after the survey.
An audit of five glazing systems and three rooflight types in a single day on site, including on-site glass testing.
Frequently asked questions
How long does a façade condition survey take?
It depends on the size and complexity of the building and the access available. As a guide, we surveyed a 29-storey office tower in three days on site and a seven-system Grade A office in two days, with reports typically issued two to four weeks after the survey.
Is a façade condition survey intrusive?
Usually not. Most condition surveys are visual, close-up inspections. Where a question can only be answered by looking behind the façade, we recommend targeted intrusive investigations as a follow-up.
Does a condition survey cover fire safety?
A condition survey focuses on condition and performance. Where the external wall fire risk needs to be assessed, that is done through a PAS 9980 FRAEW, which we can carry out alongside or separately.
Do you survey buildings outside London?
Yes. We work across the UK from our North West base, with regular work in London, Manchester and Cheshire.
Related services and case studies
Talk to us
Need a façade condition survey for your building?
Tell us about the building and what you need to know. We aim to respond within one working day.