Problem
Falling render fragments onto a podium roof triggered an insurer request for whole-of-facade condition evidence on an 18-storey precast office tower. The asset manager required a condition survey, make-safe works and a repair scope, without scaffolding a trading building.
Diagnosis
Full-facade rope access survey over eight days: every panel tap-tested and inspected at close range, defects tagged to a numbered elevation schedule, drone photogrammetry for context mapping. Findings: localised spalls at corroded panel fixings on the weather elevations, systemic sealant failure at precast joints past design life, and isolated carbonation-driven edge spalls. The survey established that defects were distributed at low density across the elevations, which determined the access methodology.
Method
Immediate make-safe of loose material during the survey itself. Repair campaign by rope access: fixing-zone break-outs and reinstatement with high-build repair mortar, corrosion primer to exposed steelwork, complete joint sealant replacement (backer rod and low-modulus silicone) across all elevations, and edge spall repairs. Exclusion zones were managed at podium level in conjunction with the building’s facilities management team. No tenant disruption was recorded.
Outcome
The insurer accepted the condition report and completion evidence. The distributed repair scope delivered by rope access was completed at a materially lower cost than the scaffolded equivalent. The building now carries certified anchor points, reducing the cost of subsequent facade inspections.