Facade ordinances aren’t necessarily a new thing but adoption in major cities is on the rise. As buildings grow taller and the desire to protect our older buildings grows stronger, facade inspections are becoming a regular requirement for asset owners.
But what does a facade ordinance cover? Why have specific rules been introduced? How can drones improve the facade ordinance reporting process? Read on and we’ll tell you!
What is a Facade Ordinance?
Facade ordinances are local regulations designed to ensure the safety and structural integrity of building facades. They vary by location due to different government priorities, architectural styles and geographical locations.
The term ‘facade ordinance’ is specific to the United States but many other countries have similar rules and regulations.
Why are Facade Ordinance Laws Being Introduced?
Building facades have been monitored for structural integrity for decades, with New York City introducing a set of comprehensive rules for inspection in 1980. A more widespread introduction has been seen across large cities in the US for a number of reasons. Here are just a few:
As available building land becomes more scarce, more tall buildings are being built.
More historical buildings are now being saved for future generations.
Weather and atmospheric conditions are degrading buildings at a faster rate.
Preventative maintenance is better than reactive repairs.
Authorities are seeking to make building owners more accountable when the worst thing happens.
In 2003, ASTM issued the Standard Practice for Periodic Inspection of Building Facades for Unsafe Conditions (ASTM E2270). Now on its 4th iteration, the standard looks to establish a global code of conduct to ensure the safety and structural integrity of facades to “mitigate the threat of harm, injury, damage, or loss to persons or property from unsafe conditions on subject facades.”
In addition to the ASTM standard, the American Society of Civil Engineers (ASCE) also published ASCE 11-99, Guidelines for Structural Condition Assessment of Existing Buildings, a standard to ‘provide guidelines and methodology’ for assessing the condition of buildings made from a combination of materials. This standard established an assessment process including the format of facade ordinance reports.
Although not mandatory, these standards are now seeing increased levels of adoption with plenty more cities to follow, due in part to the devastating collapse of the Surfside condominium, Champlain Towers South in 2021. Although still under investigation, it’s thought that a contributing factor was the degradation of the reinforced concrete structural support due to water ingress and corrosion.
Which Cities Have Facade Ordinances?
There are 13 cities in the US which currently have facade ordinance laws in place and the rules differ in each:
1. Boston
Inspection of Exterior Walls and Appurtenances of Buildings Requiring Periodic Inspection
Frequency of Inspections: Every 5 years.
Buildings Covered: Buildings over 70 feet tall or 7 stories.
Requirements: Visual inspections from the ground or other accessible points. In-depth inspections if potential issues are identified.
2. Chicago Exterior Wall Program
Frequency of Inspections: Every 4 years.
Buildings Covered: Buildings over 80 feet tall.
Requirements: Comprehensive inspections including hands-on examination of critical points. The results are classified into Safe, Unsafe, or Safe with a Repair and Maintenance Program (SWARMP).
3. Cincinnati Ordinance 329--2016
Frequency of Inspections: Every 5-12 years depending on the Building Category
Buildings Covered: Buildings over 15 years old of at least 5 stories or 60 feet.
Requirements: A written inspection report by an engineer or architect. The ordinance accepts that not all “unsafe or imminently hazardous” conditions may be visible from the exterior. The ordinance forms part of the ‘General Inspections Programs Code’.
4. Cleveland Facade Ordinance
Frequency of Inspections: Every 5 years.
Buildings Covered: Buildings over 5 stories or seventy-five feet tall and are 30 years old or older.
Requirements: General Inspection: Visual observation at 6 feet or more. Must meet ‘ASTM Standards for Periodic Inspection of Building Facades for Unsafe Conditions’ otherwise a detailed inspection must be carried out. A detailed inspection must be carried out from less than 6 feet away and may include additional inspections to evaluate any hidden issues within the facade construction. Results are classified into “safe,” “safe with repair and maintenance program,” or “unsafe.”
5. Columbus: Chapter 4109 Unsafe Buildings & Conditions
Frequency of Inspections: Every 5 years.
Buildings Covered: Buildings 20 years old or more within 10 feet of a public right of way. Not including residential dwellings up to 3 families.
Requirements: The building owner can conduct their own facade inspection or contract the work to a professional engineer or architect. If any ‘imminently hazardous’ issues are detected the building owner must employ an architect or structural engineer to perform a critical observation with a full report.
6. Detroit Facade Ordinance
Frequency of Inspections: Every 5 years.
Buildings Covered: Buildings over 5 stories including roof mounted structures, bridges and projections.
Requirements: An inspection must be carried out by a ‘competent’ person and a report submitted to a designated ‘building official’ from the Buildings, Safety Engineering and Environmental Department. Reports are filed and a Certificate of Compliance is issued.
7. Jersey City: Ordinance 21-054
Jersey City is a relative newcomer to Facade Ordinance, with Ordinance 21-054 adopted in 2021 in direct response to the tragic Champlain Towers collapse in Florida.
Frequency of Inspections: Building structure every 10 years, facade inspection every 5 years.
Buildings Covered: Buildings over 6 stories including roof mounted structures, bridges and projections. Over 4 stories for buildings with masonry facades.
Requirements: An inspection must be carried out by a licensed architect or engineer and must include a report detailing the building’s condition and highlighting and ‘safe’ and ‘unsafe’ features. The report must also detail recommendations for repairs and timelines for completion.
8. Milwaukee: Facade Inspection Ordinance CH 275
Frequency of Inspections: Dependent on exterior wall construction.
Buildings Covered: Buildings of 5 stories or more, 15 years old or more
Requirements: A close up visual inspection must be carried out by a registered architect or structural engineer. The exam must be ‘hand-on’.
9. New York City: Facade Inspection Safety Program (FISP)
Frequency of Inspections: Every 5 years.
Buildings Covered: Buildings over 6 stories.
Requirements: Detailed inspections, especially of street-facing facades. Owners must file a report classifying the facade as Safe, Safe with a Repair and Maintenance Program (SWARMP), or Unsafe.
10. Philadelphia Facade Ordinance
Frequency of Inspections: Every 5 years.
Buildings Covered: Buildings over 6 stories or 60 feet.
Requirements: Visual and close-up inspections. Reports classify the facade as Safe, Safe with Maintenance, or Unsafe.
11. Pittsburgh: 2015 International Property Maintenance Code Chapter 1004
Frequency of Inspections: Every 5 years.
Buildings Covered: Every building facade except for single family residences, daycare or a rooming house with 5 or fewer residents.
Requirements: A licensed professional engineer or registered architect must inspect the facade and prepare a report which is kept on file by the building owner and made available for inspection if required.
12. San Francisco - Facade Inspection & Maintenance Program, Ordinance 67-16
Frequency of Inspections: Every 5 years
Buildings Covered: 5 or more stories tall with additional requirements for any building over 15 or more stories.
Requirements: A comprehensive inspection report demonstrating a detailed inspection of all facades including where noncompliant code conditions are identified and how they will be addressed.
13. St. Louis City Ordinance 70794
Frequency of Inspections: Every 3 years.
Buildings Covered: Buildings over 5 stories or 60 feet
Requirements: Visual inspections but only of cantilever balconies, stairways, fire escapes and architectural features which protrude or encroach on the city’s sidewalks, streets or alleyways.
More information and links to each city’s specific rules can be found on this helpful page from WJE.
What does this mean for Asset Owners?
Whether it’s a building, bridge or any other structural asset, all facade ordinances specify that it’s the responsibility of the owner to either conduct or arrange for the facade inspection to be carried out. Penalties apply for non-compliance which can include sizable fines.
In many cities it’s down to the individual owner to determine whether their asset falls within the scope for the facade ordinance but in some cases owners will be contacted by the local department responsible for compliance with the ordinance.
What are the Challenges in Traditional Facade Inspections?
Traditional facade inspections have been carried out by rope access, scaffolding, access platforms and many other means. Given that most facade ordinances only apply over 5+ stories, however they were executed meant putting personal at risk.
Then there’s the cost. Any person willing to suspend themselves hundreds of meters in the air deserves to be well compensated, as in addition to the risk they have high costs for equipment and insurance. They also need to be skilled in the task at hand - inspecting buildings. Rope access specialists charge a well-deserved premium for a reason.
Other challenges of traditional facade inspections include:
Inspecting areas which are difficult to access
Carrying out inspections in difficult weather conditions
Causing an obstruction to pedestrians and road users with scaffolding
Why use Drones & AI?
Drones have made surveying tasks faster, easier and safer. When an asset owner is tasked with having their structure inspected on a regular basis the associated costs can be a burden. There are also time limits imposed on some facade ordinance inspections and many buildings will be in a position where traditional inspections would mean significant disruption for the local community. But there are also other benefits to using drones, and now AI, for performing facade ordinance surveys.
1. Inspections Are More Repeatable
Every single facade ordinance carries a stipulation as to how often inspections need to be carried out. Once the first inspection has been conducted you then have a blueprint for future surveys. You’ve got your flight plan and workflow all worked out so it’s just a matter of executing the mission and inspecting the resulting imagery. Many buildings will also be similar in size and shape so the same parameters can be used on multiple projects. Unlike the rope access guys who have a whole new set up and risk assessment each and every time.
2. You Can Track Changes
After the first facade ordinance inspection has been carried out you can use it to inform on structural changes in future surveys. If you’re carrying out an inspection during or after maintenance or repair work, drone imagery can be used to track progress or to confirm completion to the required standards. In Hammer Missions you can view this automatically or use our AI Agent, Hamlet to tell you what’s changed.
3. Drone Facade Inspections Are More Detailed and More Accurate
Most facade ordinance inspections require detailed reporting of potential structural issues or failures. Simply stating the location of the issue won’t be enough to satisfy most authorities. Anyone carrying out repair work will also want to know the exact nature of the issue before they make arrangements to carry out the necessary work. Drone imagery can capture structural issues in great detail. It’s also then possible to accurately measure the area as well as its relation to other points - the ground, roof, windows or other structural features. This will make sure that maintenance teams are well prepped well before getting to site to complete any work. It also allows structural engineers and architects to calculate the impact of the issue on the structure as a whole.
4. You Can Automatically Detect Defects
There are many common structural defects found within facade inspections. Water ingress, cracks in masonry, spalling and damage to exterior coverings are just a few issues you may observe on your average building inspection. Spotting these in a manual visual inspection takes a trained eye but even identifying each and every defect from photos is a time consuming task. AI now makes it possible to pinpoint specific features or details automatically, using machine learning to ‘train’ software for the things you’re looking for. Spector AI has been developed specifically to enable architects and engineers to automatically identify and categorize structural issues such as water pooling on roofs, cracks in masonry and brickwork and corrosion.
5. Reporting is Easier
Facade ordinance reports will vary in their requirements depending on the local authority the building is in. Some require a written report, others like New York City, require visual documentation to support a detailed report. Hours can be spent compiling images, descriptions of problem areas and recommendations for action into the correct format.
Drone data allows you to create reports in many different file types, including PDFs required by most authorities. Reports will include all of your tagged features and annotations taken during the analysis process. You can also export data to share with other stakeholders for use in other packages such as CAD or BIM software.
Read our guide to creating PDF reports for facade ordinance inspections using drone data.
What Does an Example Facade Inspection Look Like Using Drones?
Facade inspections are one of the most common reasons people use Hammer Missions. We’ve written extensively about the benefits of using drones for inspecting building envelopes but what does the data actually look like?
Following a well-oiled workflow you’ll end up with two sets of data. One will be a full 3D model of your building or structure. The second will be a set of images showing your facades in detail. The second dataset is where you can use Spector AI to automatically identify and tag specific features, allowing you to then annotate with further details and recommendations for repairs or additional inspections.
The quality and detail of the imagery will depend on the quality of your drone camera and the distance from which you took the images. Some buildings are more complex than others and will require a high resolution to capture all of the gory details, especially if the facade isn’t a uniform surface.
What Drone Certifications Do You Need?
Have we already convinced you that it’s time to replace manual facade ordinance inspections with drones? There are still a couple of hoops you’ll need to jump through before you can get started.
Flying a drone in a city used to be a huge no-no. But many cities have and are changing legislation to allow for drone flights specifically for building inspections, most recently New York City. As a city with over 6000 high-rise buildings, 274 of which are skyscrapers, it’s no surprise that Mayor Eric Adams sees the benefits of using drones for facade ordinance inspections.
“Drones are going to allow us to make façade inspections faster and safer, (and) help us inspect and maintain our bridges, tunnels, and critical infrastructure. This is how we ‘Get Stuff Done' for New Yorkers." - Eric Adams
Drone laws differ depending on where you want to conduct your facade inspection so it’s best to check for local rules and regulations in that area. If you’re in the United States, consult the FAA’s website for more information about getting a license to fly, traveling with your drone and informing the correct authorities of your plans.
This great video talks you through the process of obtaining your Remote Pilot Certificate, as required by the FAA’s Small UAS Rule (Part 107).
What Does the Future of Facade Inspections Look Like?
As we mentioned in the introduction to this article, facade ordinances were brought in to protect both citizens and infrastructure. The issues facing the US cities already implementing the standards set out in ASEM E2270 and ASCE 30-99 are not unique. Buildings are getting taller, cities are getting more populated and our historic buildings will continue to crumble over the coming decades. Singapore, Hong Kong, London and Dubai have all introduced measures to protect buildings and facades from failure in recent years and most other major cities across the world will probably follow suit.
But what does the future of facade inspection look like? We’ve already seen great leaps from people dangling from ropes to drones conducting remote inspections but AI is what will make the future of facade ordinance inspections even easier.
The scope for drone data collected during a building inspection is nowhere near its peak. Software features such as Spector AI will continue to learn from collected data until it’s possible for it to fully analyze the condition of a building without prompts or training. It will even be able to tell us what actions need to be taken to secure a building envelope without us even looking at the data or imagery. Construction robots are already being used for demolition and drilling so it’s possible we’ll see AI used in the repair phase too.
Conclusion
Using AI and drones for facade ordinance inspections is a game-changer. Rope access inspections will soon become a thing of the past as local authorities change their own legislation to allow drone flights in major cities. Drones can easily access hard-to-reach areas, and AI helps spot and track issues over time making inspections faster, easier, safer and more detailed. And if those sorts of tools are available why wouldn’t you use them?
As technology advances, inspections will become even more efficient and automated, continuing to ensure that our buildings are safe and well maintained for years to come.
About Hammer Missions
Hammer Missions provides survey-grade drone software solutions to help streamline drone inspections, site surveys, 3D mapping and asset monitoring projects.
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