Vertical Restoration Assessment Guide
Comprehensive guide to evaluating facades, exterior walls, and vertical building surfaces for deterioration, structural concerns, and restoration planning.
Vertical Restoration Overview
Vertical restoration encompasses the assessment, repair, and protection of all exterior wall systems including masonry, concrete, EIFS, metal panels, and curtain walls. Facade deterioration poses safety risks from falling debris, compromises building envelope integrity, and diminishes property value.
Why Assessment Matters
- • Facade failures cause $500M+ annually in damages
- • Many jurisdictions require periodic facade inspections
- • Early repair costs 10-20% of deferred repair costs
- • Water infiltration from facade defects causes interior damage
Regulatory Requirements
- • NYC Local Law 11 (FISP): Every 5 years for buildings 6+ stories
- • Chicago Facade Ordinance: Every 4 years for 80ft+ buildings
- • Boston: Every 5 years for buildings 70ft+
- • Many cities adopting similar requirements
Facade System Types
Masonry (Brick/Block/Stone)
50-100+ yearsCommon Issues
Maintenance Cycle
Repointing every 20-30 years; cleaning every 5-10 years
Precast Concrete
40-75 yearsCommon Issues
Maintenance Cycle
Joint sealant replacement every 10-15 years; crack repair as needed
EIFS (Exterior Insulation & Finish)
20-30 yearsCommon Issues
Maintenance Cycle
Caulk replacement every 5-7 years; recoating every 10-15 years
Metal Panel Systems
30-50 yearsCommon Issues
Maintenance Cycle
Sealant maintenance every 7-10 years; panel replacement as needed
Curtain Wall (Glass/Aluminum)
25-40 yearsCommon Issues
Maintenance Cycle
Gasket replacement every 15-20 years; re-glazing as needed
Common Defects & Causes
Cracking
HighCauses: Structural movement, Thermal expansion, Settlement, Overloading, Corrosion expansion
Risks: Water infiltration, structural compromise, aesthetic deterioration
Spalling
HighCauses: Freeze-thaw cycles, Rebar corrosion, Poor concrete quality, Deicing salt exposure
Risks: Falling debris hazard, accelerated deterioration, structural weakening
Efflorescence
MediumCauses: Water migration through masonry, Salt deposits, Poor drainage, High groundwater
Risks: Indicates moisture problems; may cause surface deterioration
Joint Sealant Failure
HighCauses: UV degradation, Movement beyond capacity, Poor installation, Incompatible materials
Risks: Water intrusion, air leakage, accelerated adjacent material failure
Corrosion Staining
MediumCauses: Embedded metals corroding, Fastener rust, Rebar corrosion, Galvanic action
Risks: Indicates ongoing corrosion; structural concern if reinforcement affected
Biological Growth
Low-MediumCauses: Moisture retention, Porous surfaces, Shade/north exposure, Poor drainage
Risks: Surface deterioration, aesthetic issues, potential health concerns
Assessment Methods
Visual Survey
Ground-level and close-up inspection documenting visible defects
Rope Access/Swing Stage
Close-up hands-on inspection of entire facade
Drone Inspection
High-resolution aerial photography and video
Infrared Thermography
Detect moisture, delamination, and thermal anomalies
Sounding/Tap Testing
Percussive testing to identify delamination and voids
Pull Testing
Measures adhesion strength of coatings and repairs
Crack Pattern Analysis
Crack patterns provide diagnostic information about underlying causes. Proper identification guides appropriate repair methods and determines if structural evaluation is needed.
Horizontal Cracks
High - May indicate structural issuesLikely Cause: Foundation settlement, lateral pressure, beam/lintel movement
Action: Engineering evaluation recommended
Vertical Cracks
Medium - Monitor for progressionLikely Cause: Shrinkage, thermal movement, differential settlement
Action: Seal to prevent water entry; monitor width
Diagonal/Stair-Step Cracks
High - Structural concernLikely Cause: Foundation settlement, structural overload, seismic activity
Action: Immediate engineering assessment
Map/Pattern Cracking
Medium - Surface deteriorationLikely Cause: Shrinkage, alkali-silica reaction, rapid drying
Action: Surface treatment to slow progression
Cracks at Openings
Medium-High - Common failure pointLikely Cause: Stress concentration, inadequate lintels, movement
Action: Evaluate lintel condition; seal cracks
Protective Coatings
Penetrating Sealers
Silane/siloxane products that penetrate substrate to repel water while allowing vapor transmission.
Life: 5-10 years | Best for: Masonry, concrete
Film-Forming Coatings
Acrylic or elastomeric coatings that form protective surface film. Can bridge hairline cracks.
Life: 7-15 years | Best for: Stucco, EIFS, concrete
Anti-Graffiti Coatings
Sacrificial or permanent coatings that facilitate graffiti removal.
Life: 3-10 years | Best for: High-traffic areas
Corrosion Inhibitors
Migrating inhibitors that protect embedded reinforcement from corrosion.
Life: 10-15 years | Best for: Reinforced concrete
Repair Methods
| Method | Application | Materials | Durability |
|---|---|---|---|
| Crack Injection | Structural cracks | Epoxy or polyurethane | 15-20 years |
| Tuckpointing/Repointing | Deteriorated mortar joints | Type S or N mortar | 25-30 years |
| Concrete Patching | Spalls and surface defects | Polymer-modified repair mortar | 10-20 years |
| Sealant Replacement | Failed joint sealants | Silicone or polyurethane | 10-20 years |
| Coating Application | Surface protection | Elastomeric or silane/siloxane | 5-15 years |
| Cathodic Protection | Rebar corrosion prevention | Sacrificial anodes or impressed current | 20-30 years |
Assessment Checklist
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