Building envelope maintenance and inspection

As of March 18, 2013, all buildings of 5 storeys (above ground) must undergo periodic verification and maintenance in order not to compromise safety and avoid any development of hazardous conditions. (Seethe law) The inspection/verification must be carried out exclusively by an engineer or architect and must be dated, documented and kept in a free register at the consultation. This is the famous law on the inspection of facades and parking called Law 122

Mandatory inspection deadlines are set:

• Over 45 years: March 18, 2015.
• 25 to 45 years: March 18, 2016.
• 15 to 25 years: March 18, 2017 and
• 10 to 15 years: March 18, 2018.

As a result of these deadlines, an inspection report will have to be produced every five (5) years. Here are some clues that may show a beginning of deterioration: crack, rust stains, deterioration of balconies, displaced stones or bricks,deteriorated seals, condensation inside concrete panel walls, etc.

Building engineers, house inspectors and architects.

Structural engineers,or architects will tend to recommend a complete repair of caulking every 10 years. Yet sealants are made for 30 to 40 years! So what explains these frequent findings in inspection reports? Although the law applies to buildings of 5 storeys or more (COMMERCIAL area including condominium towers), construction professionals believe that all homeowners should feel concerned about these regular inspections regardless of their floor number and height.

Construction types more fragile than others

Because some types of construction are potentially more prone than others to the deterioration of the so-called building envelope. Simple buildings (square or rectangular perimeter) of bricks, stones or aluminum decline, with sloping roof are among the most resistant buildings. On the other hand, irregularly shaped buildings with two or three different sidings, including acrylic with flat roofs, are among the most fragile buildings. Some architectural details favour situations that are potentially conducive to water infiltration, such as solins with negative slopes (towards the interior of the building)

The case of windows

The installation of windows in acrylic walls, especially when the exterior frames are at the same level as the walls, often have flat joints whose finish is uns aesthetic and do not withstand long the harsh Quebec winters. An annual visual inspection by the owner shows the evolution of the caulking joints. One thing is certain in this case, beyond the air that comes to ice the walls, the water will seep in and cause costly damage in maintenance and renovation. When water flows into the walls, into the window frames, it means that the materials inside your walls will no longer be able to absorb and contain it. As soon as the materials are saturated with water, the infiltrations will be visible.