Service:
Facade Condition Assessment, Inspection
& Certification
EM conducts comprehensive exterior façade assessments to identify observed conditions affecting waterproofing, structural integrity, and pedestrian and occupant safety. These assessments support owner capital planningand can also fulfill periodic façade inspection and certification requirements mandated by local authorities.
Assessment Services:
Elements Management (EM) conducts facade assessments and inspections to look for, identify, and document issues or conditions that may lead to problems in the future. The facades are visually scanned with the use of binoculars and high-powered telephoto lens, analyzing the condition and apparent stability of the wall components. Observed issues are photographed and their location and extents are recorded on printed elevation drawings. Each issue is assigned a priority rating and a condition rating with a focus on the health of the building, specifically pertaining to waterproofing and safety. Issues that are merely aesthetic in nature for example, are considered low priority, even though that issue may be a high priority for the Owner for other reasons. Following the façade assessment, EM will submit a detailed summary report describing the condition of each observed item with supporting documentation and repair recommendations, sufficient for acquiring repair cost estimates for the work, if desired.
Inspection Services:
Façade inspections are performed to satisfy a municipal requirement for professional periodic inspection and certification. The methodology utilized closely resembles the façade assessment scope of work, however the scope of work is typically abbreviated to include only the high-priority issues and issues that are a concern for life safety, with a focus on satisfying the city’s requirements for certification of the facades as “safe and reasonably watertight”. In addition, EM may utilize aerial drone technology, aerial lifts, swing staging, or bosun chair operators to gain close access to the facades to the extent necessary to gain a general understanding of how the façade components are performing. Actual requirements can vary by city; however, the City of Boston relies on the professional engineer or architect to determine the means and method appropriate to the unique circumstances for each building structure and its location within the city.
Once the facade inspection is complete, a summary written report is prepared and submitted with a professional stamp, describing any high priority or life-safety issues found. The report includes marked-up elevation drawings and/or photographs of a sufficient detail and quantity to clearly illustrate the locations and approximate quantities of the issues described. After any required repairs are performed, as/if applicable, EM will recommend the issuance of the façade certificate from the City’s Inspectional Services Department.
Building Service History Review
In addition to the performance of the inspection, EM reviews the building’s maintenance and repair history to understand how it has been performing over the years to identify areas that may warrant more detailed analysis, problematic trends where reoccurring issues may exist, or failures that may be likely in the future.
Further Investigations
Assessments are typically non-invasive, performed visually, without removing or damaging components of the building. In some cases, further, invasive actions may be necessary to gain access to concealed components, which may involve the removal of wall system components, including sealants, flashings, masonry, or interior finishes. If suspect conditions are observed during the initial assessment that suggest the possibility of concealed causes, then further (invasive) investigation will be recommended, and can be provided by EM following the initial assessment, as desired by the Owner.
Regular facade inspections can extend the life of a building envelope by 20–30%, preventing costly water damage and structural deterioration.
Clear, Understandable Findings
Report Findings:
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"Unsafe", if there is at least one Unsafe Condition.
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Safe with a Repair and Maintenance Program.
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"Safe", in all cases other than (a) or (b).
Condition Ratings
Good Condition – System or component is performing its function as designed. May show signs of wear and tear but only requires routine maintenance or very minor repairs. However, the system or component is without any outstanding deficiencies.
Fair Condition – System or component is operating satisfactory at a level that requires deferred maintenance within an identifiable time frame. Typical reasons for a fair condition rating may be due to: individual components within a system requiring replacement, unsatisfactory repairs, or lack of conformance to modern standards.
Poor Condition – Repairs or replacement are warranted to restore a system or component to satisfactory operating condition before it becomes a failed condition.
Failed Condition – System or component has failed and/or cannot be relied upon to continue its designated function. Failure of the system or component is leading to broader damage to the building or energy loss.
Unknown Condition – System or component requires further investigation, or system or component has a known condition with an unknown degree of severity or extent.
Priority Ratings
Life Safety – An existing condition poses an unacceptably high risk of causing bodily harm or property damage. Typically, conditions of this type require that short‐term measures be implemented as soon as practically possible to reduce or eliminate the apparent risk.
High Priority – A repair intended to address components that are in poor or failed condition and that have reached or exceeded their expected service life (ESL). Repairs categorized as high priority often represent a pivotal window of opportunity for achieving effective intervention and heading off escalating rates of deterioration. Typically, it is recommended that these repairs be performed as soon as possible.
Moderate Priority – A repair or maintenance item required to maximize the ESL of a component or system in fair to poor condition. Generally, moderate repairs include preventative maintenance and/or less critical remediation items that, if performed, can defer larger-scale restoration programs. It is recommended that these repairs be performed within 3‐5 years.
Low Priority – These repair items are usually deferred maintenance item that, if performed, could maximize the ESL of a component or system in fair condition. In some cases, low priority repair items are used as placeholders to represent a future large capital expense (e.g., full window replacement, full masonry restoration program, etc.) recommended to be “on the radar.” It is recommended that low priority items be repaired within approximately 5-10 years.
Further Investigation – An existing condition requires additional investigation to identify the cause of or extent of a problem. In addition to more time, this rating typically requires minor demolition and repairs, material testing, and engineering analysis in order to determine a good cost estimate.
Our Process: What to Expect
Before the Survey
• Review building history, plans & prior repairs
• Pinpoint problem areas using maintenance records
During the Inspection
• Visual scan of each façade face
• Hands-on assessment of selected areas
• Sounding out materials for delamination
• Review of interior signs of water damage
• Coordination of façade “drops” for buildings over 125 feet
After the Inspection
We prepare a detailed façade inspection report that includes:
• Description of issues with location & severity
• Elevation drawings and photographic documentation
• Identification of life safety and waterproofing concerns
• Timeline and scope for needed corrective repairs
What if repairs are required following the certification filing?
If repairs are needed, EM offers:
• Scope refinement & construction documentation
• Bid management support
• Construction administration and compliance oversight
Once repairs are complete, our licensed architect certifies the façade and submits the full application package—including filing fees—to Boston's Inspectional Services Department (ISD). Upon approval, you’ll receive a valid Exterior Wall Certificate, required for legal occupancy.
Why Choose Elements Management?
EM offers clarity and accuracy to our clients minimizing ambiguity, anticipating unforeseen conditions, and improving overall project outcomes. We make sure that the quality and quantity of the desired work is clearly defined and communicated upfront. Our services are tailored to your goals, capital building management plan, and financial objectives, so you can make the informed decisions to maximizing the health and longevity of your assets.
Read the most up-to-date & common Facade Ordinances HERE.
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