ASTM E2270-14(2019)
(Practice)Standard Practice for Periodic Inspection of Building Facades for Unsafe Conditions
Standard Practice for Periodic Inspection of Building Facades for Unsafe Conditions
SIGNIFICANCE AND USE
4.1 Intent—This standard practice is intended to establish the minimum requirements for conducting periodic inspections of building facades to identify unsafe conditions that could cause harm to persons and property. It addresses the required content of the facade inspection to convey to the specifying authority the condition of the facade and allow comparisons of facade conditions at other times. Facade Inspection reports conducted and prepared as outlined in this standard practice will provide specifying authorities the information necessary to mitigate the threat of harm, injury, damage, or loss to persons or property from unsafe conditions on subject facades.
4.2 Need for Periodic Facade Inspections—Due to age, lack of maintenance, design or construction errors, or a combination of these factors, building facades deteriorate. Based on the knowledge gained about the performance of building facades through investigation and research, governing authorities, owners, and qualified professionals are becoming more aware of potential unsafe conditions on building facades that if unaddressed, can jeopardize public safety and surrounding properties.
4.3 Facade Service History—Facades require periodic maintenance and repairs to extend their useful life and to minimize and/or correct problems. As a part of any facade inspection, facade service history shall be reviewed because: (1) it may indicate patterns of leakage or other performance problems leading to concealed damage and an unsafe condition; (2) it may show a poorly conceived or improperly implemented maintenance or repair procedure that can contribute and aggravate unsafe conditions; and (3) it is necessary to distinguish between original construction and subsequent repairs or modifications during the inspection process and help identify the source of potential problems.
4.4 Who Shall Perform the Inspection—Facade inspection shall be performed by a qualified inspector familiar with the available service his...
SCOPE
1.1 This standard practice covers methods and procedures for inspection, evaluation, and reporting for periodic inspection of building facades for unsafe conditions. In the context of this practice, unsafe conditions are hazards caused by or resulting from loss of facade material.
1.2 This standard practice does not purport to address the nature of deterioration of various building facade materials nor the performance of their assemblies. It is the responsibility of the owner to retain a qualified professional who can demonstrate expertise in the evaluation of various facade materials and their assemblies.
1.3 Investigative techniques discussed may be intrusive, disruptive, or destructive. It is the responsibility of the qualified professional to anticipate, advise on the nature of procedures, and to plan for implementing repair as necessary.
1.4 It is the responsibility of the specifying authority to establish the usage of this standard practice and to supplement this practice with additional requirements suitable to its local jurisdiction. It is also the responsibility of the specifying authority to determine compliance with local licensing regulations and customary practices.
1.5 The values stated in inch-pound units are to be regarded as standard. The values given in parentheses are mathematical conversions to SI units that are provided for information only and are not considered standard.
1.6 This standard may involve hazardous materials, operations, and equipment. This standard does not purport to address all of the safety concerns, if any, associated with its use. It is the responsibility of the user of this standard to establish appropriate safety, health, and environmental practices and determine the applicability of regulatory limitations prior to use. Awareness of safety and familiarity with safe procedures are particularly important for above-ground operations on facades and destructive investi...
General Information
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Standards Content (Sample)
This international standard was developed in accordance with internationally recognized principles on standardization established in the Decision on Principles for the
Development of International Standards, Guides and Recommendations issued by the World Trade Organization Technical Barriers to Trade (TBT) Committee.
Designation: E2270 − 14 (Reapproved 2019)
Standard Practice for
Periodic Inspection of Building Facades for Unsafe
Conditions
This standard is issued under the fixed designation E2270; the number immediately following the designation indicates the year of
original adoption or, in the case of revision, the year of last revision. A number in parentheses indicates the year of last reapproval. A
superscript epsilon (´) indicates an editorial change since the last revision or reapproval.
1. Scope tions on facades and destructive investigative procedures,
which typically are associated with the work described.
1.1 This standard practice covers methods and procedures
1.7 This international standard was developed in accor-
forinspection,evaluation,andreportingforperiodicinspection
dance with internationally recognized principles on standard-
of building facades for unsafe conditions. In the context of this
ization established in the Decision on Principles for the
practice, unsafe conditions are hazards caused by or resulting
Development of International Standards, Guides and Recom-
from loss of facade material.
mendations issued by the World Trade Organization Technical
1.2 This standard practice does not purport to address the
Barriers to Trade (TBT) Committee.
nature of deterioration of various building facade materials nor
the performance of their assemblies. It is the responsibility of
2. Referenced Documents
the owner to retain a qualified professional who can demon-
2.1 ASTM Standards:
strate expertise in the evaluation of various facade materials
E631 Terminology of Building Constructions
and their assemblies.
1.3 Investigative techniques discussed may be intrusive,
3. Terminology
disruptive,ordestructive.Itistheresponsibilityofthequalified
3.1 Refer to Terminology E631.
professional to anticipate, advise on the nature of procedures,
3.2 Definitions:
and to plan for implementing repair as necessary.
3.2.1 categories of facade conditions:
1.4 It is the responsibility of the specifying authority to
3.2.1.1 ordinary maintenance—a condition identified at the
establish the usage of this standard practice and to supplement
time of inspection that is not characterized as an “unsafe
this practice with additional requirements suitable to its local
condition” or “requires repair/stabilization,” but requires main-
jurisdiction. It is also the responsibility of the specifying
tenance.
authority to determine compliance with local licensing regula-
3.2.1.2 requires repair/stabilization—a condition identified
tions and customary practices.
at the time of inspection that shall be repaired or stabilized in
1.5 The values stated in inch-pound units are to be regarded
order to prevent progression into an “unsafe condition” prior to
as standard. The values given in parentheses are mathematical
the next scheduled inspection.
conversions to SI units that are provided for information only
NOTE 1—The immediacy of actions to address conditions requiring
and are not considered standard.
repair other than unsafe conditions is highly variable and should be
1.6 This standard may involve hazardous materials,
determined by the owner. Such determination may require more detailed
operations, and equipment. This standard does not purport to
investigation than addressed herein to assess the urgency of such action.
address all of the safety concerns, if any, associated with its
3.2.1.3 unsafe condition—a condition identified at the time
use. It is the responsibility of the user of this standard to
of inspection of a component or system that presents an
establish appropriate safety, health, and environmental prac-
imminent threat of harm, injury, damage, or loss to persons or
tices and determine the applicability of regulatory limitations
property.
prior to use. Awareness of safety and familiarity with safe
3.2.2 facade—all areas on the exterior of the building,
procedures are particularly important for above-ground opera-
except for horizontal roof areas. The facade includes all
exterior walls, windows, balconies, cornices, parapets, and
This practice is under the jurisdiction of ASTM Committee E06 on Perfor-
mance of Buildings and is the direct responsibility of Subcommittee E06.55 on
Performance of Building Enclosures. For referenced ASTM standards, visit the ASTM website, www.astm.org, or
Current edition approved Oct. 1, 2019. Published October 2019. Originally contact ASTM Customer Service at service@astm.org. For Annual Book of ASTM
approved in 2003. Last previous edition approved in 2014 as E2270–14. DOI: Standards volume information, refer to the standard’s Document Summary page on
10.1520/E2270–14R19. the ASTM website.
Copyright © ASTM International, 100 Barr Harbor Drive, PO Box C700, West Conshohocken, PA 19428-2959. United States
E2270 − 14 (2019)
appurtenances. The facade also includes walls supported at cause harm to persons and property. It addresses the required
roof level, such as penthouse walls, chimneys, and so forth. content of the facade inspection to convey to the specifying
authority the condition of the facade and allow comparisons of
3.2.3 facade age—number of years since the original Cer-
facade conditions at other times. Facade Inspection reports
tificate of Occupancy for building was issued, or since entire
conducted and prepared as outlined in this standard practice
facade replacement.
willprovidespecifyingauthoritiestheinformationnecessaryto
3.2.4 facade inspection category—category assigned to
mitigate the threat of harm, injury, damage, or loss to persons
buildingfacadebasedonthefacadematerial,construction,age,
or property from unsafe conditions on subject facades.
and inspection level/extent required, as outlined in Annex A1
of this document.
4.2 Need for Periodic Facade Inspections—Duetoage,lack
ofmaintenance,designorconstructionerrors,oracombination
3.2.5 facade inspection report—a detailed documentation of
of these factors, building facades deteriorate. Based on the
qualified professional’s findings, observations, discussions,
conclusions, and recommendations about the subject building knowledge gained about the performance of building facades
facades. through investigation and research, governing authorities,
owners, and qualified professionals are becoming more aware
3.2.6 levels of facade inspections:
of potential unsafe conditions on building facades that if
3.2.6.1 detailed inspection—visual observation from less
unaddressed, can jeopardize public safety and surrounding
than 6 ft (1.8 m) and tactile evaluation of facade components,
properties.
including probing and non-destructive testing to observe con-
cealed conditions of wall construction.
4.3 Facade Service History—Facades require periodic
3.2.6.2 general inspection—visual observation of facade maintenance and repairs to extend their useful life and to
components from distances equal to or greater than 6 ft (1.8 m)
minimize and/or correct problems. As a part of any facade
with or without magnification or remote optical devices.
inspection, facade service history shall be reviewed because:
(1) it may indicate patterns of leakage or other performance
3.2.7 maintenance personnel—personnel who have been
problems leading to concealed damage and an unsafe condi-
involved in maintenance of the subject building facades.
tion; (2) it may show a poorly conceived or improperly
3.2.8 non-destructive testing (NDT)—a test that causes no
implemented maintenance or repair procedure that can contrib-
significant structural damage to building components.
ute and aggravate unsafe conditions; and (3) it is necessary to
3.2.9 owner—the owner, agent, manager, or person in
distinguish between original construction and subsequent re-
charge, of possession, operation, or management of the
pairs or modifications during the inspection process and help
building, or any combination thereof.
identify the source of potential problems.
3.2.10 probe—disassembly/removal of selective portions of
4.4 Who Shall Perform the Inspection—Facade inspection
a facade to observe concealed conditions of wall construction.
shall be performed by a qualified inspector familiar with the
3.2.11 public access area—any sidewalk, street, alley, park,
available service history and the available design documents
plaza, playground, schoolyard or other area that is open and
relevant to the building facade.The qualified inspector shall be
accessible to the public, regardless of whether it is publicly or
capable of assessing both the watertight integrity and exterior
privately owned.
conditions of the building facade to evaluate and identify
3.2.12 qualified inspector—a qualified professional or a
potential unsafe conditions. The qualified professional who
person working under the direct supervision of a qualified
seals and signs the report shall also oversee all work of the
professional.
qualified inspector and the inspection process.
3.2.13 qualified professional—anarchitectorcivil/structural
4.5 Facades Requiring Inspection—Those facades as deter-
engineer duly licensed. The qualified professional must be
minedbythespecifyingauthoritythatposeapotentialthreatof
knowledgeable of the design, construction, and inspection of
harm, injury, damage or loss to persons or property.
building facades, stability, and deterioration mechanisms relat-
ing to the specific materials and assemblies particular to the
4.6 Frequency, extent, and the required level of facade
facade being inspected.
inspections are dependent on facade age, material, and con-
struction.
3.2.14 specifying authority—party requiring inspection of a
building facade.
4.7 Observed facade deficiencies shall be categorized and
NOTE 2—The specifying authority may be a governmental body. documented in Facade Inspection Report as “unsafe
condition,” “requires repair/stabilization,” or “ordinary main-
3.2.15 watertight integrity—the means a facade employs to
tenance.”
prevent water intrusion to areas or materials where water
intrusion is not intended.
4.8 Limitations—Due to the construction techniques and
physical properties of the many materials used in facade
4. Significance and Use
construction, and the inherent limitations on detecting con-
4.1 Intent—This standard practice is intended to establish cealed facade distress based on limited observation and probes,
conducting a facade inspection does not assure that all unsafe
the minimum requirements for conducting periodic inspections
of building facades to identify unsafe conditions that could conditions will be identified.
E2270 − 14 (2019)
FACADE INSPECTION PROCEDURE information. Gathering documentation of this history as part of
a facade inspection program serves the following purposes: (a)
5. Overview
review and confirmation of previous findings; (b) identification
5.1 The following sequence of activities is intended to lead of wall areas or facade details that may have been repaired
beyond the scope of normal maintenance, may indicate an
to an accumulation of information in a rational and efficient
manner, so that each step enhances and supplements the underlying problem; (c) understanding of past and present
water infiltration activity, which can focus attention on facade
information gathered in the preceding step. Each activity is
discussed in sections below: areas where concealed damage is likely; and (d) prioritization
of inspection areas.
Section
Review of Project Documents 6
8.2 As a minimum, the owner shall provide where feasible,
Preparation of Inspection Drawings 7
and the inspector shall review, the following information about
Determination of Service History 8
Assessment of Watertight Integrity 9
the facade obtained from maintenance records and interviews
Facade Inspection 10
with the building owner, maintenance personnel or mainte-
Reporting Procedures for Unsafe Conditions 11
nance contractors, or any combination thereof, and engineers/
Standard Reporting Procedures 12
Maintenance of Reports 13
architects involved in past inspections/repairs:
Frequency, Extent, and the Required Level of Periodic Annex A1
8.2.1 Performance problems, such as leaks, rust stains,
Inspection of Building Facades for Unsafe Conditions
efflorescence, cracking, spalling, bowing, and so forth,
Detailed Assessment of Water Tightness Integrity of Appendix X1
Exterior Facades
8.2.2 Prior repairs, noted repeated repairs, and
8.2.3 Previous facade inspection reports.
6. Review of Project Documents
6.1 Review available project documents provided by the
9. Assessment of Watertight Integrity
Owner, including original architectural, structural, and shop
9.1 Qualified inspector shall perform a cursory interior leak
drawings.
survey of the exterior facades. The information obtained from
6.2 The qualified inspector shall verify that such documents
the leak survey and from the review of the service history of
pertain to the subject building facades.
the facade is useful in selecting locations for detailed inspec-
tion and probes. If the specifying authorities require a more
6.3 Building facades, especially historic and older
thorough assessment, refer to the guidelines in Appendix X1.
buildings, may have been detailed in accordance with common
practices of the time. Such information may be available in
10. Facade Inspection
building construction and design reference books dating back
to the original construction of the facade. 10.1 Facade inspections are categorized by two levels:
general inspection, and detailed inspection as defined in
7. Preparation of Inspection Drawings
Section 3 and noted below. A combination of general and
7.1 Prior to beginning the facade inspection, the qualified
detailed inspection is required for a facade inspection. Selec-
inspector shall oversee the acquisition or development of tion of facade inspection level and frequency is dependent
sufficient drawings for documentation of the inspection find-
upon the facade age, materials, construction, and service
ings. history of the facade. Unless otherwise determined by the
specifying authority, use Annex A1 to determine scope of
7.2 As a minimum, the following information shall be
inspection. Detailed inspection shall be on areas with greatest
included:
exposure and risk to persons or property.
7.2.1 Plot plan showing relationship to adjacent properties
and publicly accessible areas, 10.2 Documentation—Regardless of the inspection level
7.2.2 Ground level floor plan, selected, document overall appearance of the facade and all
7.2.3 Supplemental floor plans if the footprint changes significant categorized (unsafe conditions, requires repair/
between the gr
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