installation and maintenance of external façade tiles on tall buildings

It is appropriate to engage a third party such as the building manager or constructionpr<strong>of</strong>essional on say an annual basis to visually inspect the <strong>external</strong> wall <strong>tiles</strong> <strong>and</strong> to engage aconstruction pr<strong>of</strong>essional to complete a more detailed investigation say every five years withinvestigation findings <strong>and</strong> repair recommendations.Annual inspections would be expected to identify the following potential problems for eitherrepair or more detailed investigation:• Spalled <strong>tiles</strong>, render <strong>and</strong> concrete• Stains (rust, water, efflorescence)• Significant cracks• Bulging <strong>tiles</strong> / render• UBW• Major sealant defects• Discoloration, mould growth, etc.More thorough investigations on say a five yearly basis would identify all <strong>of</strong> the abovetogether with:• Extent <strong>of</strong> tile, render or concrete delamination• Condition <strong>of</strong> the concrete including reinforcement• Adhesion strength <strong>of</strong> applied <strong>tiles</strong> / render• Construction system <strong>of</strong> <strong>external</strong> wall <strong>tiles</strong>• Provision <strong>of</strong> repair <strong>and</strong> other recommendationsProvision <strong>of</strong> AccessInternal decoration <strong>of</strong> residential properties is relatively easy from an access point <strong>of</strong> view,with no specialized or expensive access arrangements normally being necessary. Walls,floors <strong>and</strong> even ceilings can be accessed either from st<strong>and</strong>ing on the floor or using a smallstep ladder or similar. The same ease <strong>of</strong> access is normally not the case for <strong>external</strong> wall<strong>tiles</strong>. This is particularly the case on tall buildings (constructed prior to the issue <strong>of</strong> PNAP218 in April 1998 which gives advise on the provision <strong>of</strong> equipment to facilitate the <strong>external</strong><strong>maintenance</strong> <strong>of</strong> buildings) where building <strong>maintenance</strong> units (BMU’s) commonly referred toas gondolas have not been provided to facilitate <strong>maintenance</strong> <strong>and</strong> inspections.The <strong>installation</strong> <strong>of</strong> gondola, scaffold or other means <strong>of</strong> access (e.g. cherry picker or mastclimbing platform (MCP)) is normally required. These types <strong>of</strong> access arrangements canprove prohibitively expensive to many owners consequently providing a significant deterrentto the completion <strong>of</strong> necessary inspections <strong>and</strong> <strong>maintenance</strong>.Safety is a critical aspect with the use <strong>of</strong> all forms <strong>of</strong> temporary access both for workers usingthe access <strong>and</strong> for passers by who may be affected by objects or material falling from theaccess system or in the worst case, the access system itself collapsing. Legislativerequirements <strong>and</strong> Labour Department Guidelines must be strictly complied with during theerection, use <strong>and</strong> dismantling <strong>of</strong> temporary access systems.Gondola (Suspended Working Platforms)The use <strong>of</strong> Gondola or suspended working platforms is one <strong>of</strong> the most common accessoptions for <strong>external</strong> wall inspection, <strong>maintenance</strong> <strong>and</strong> repair. The use <strong>of</strong> suspended working