Why‘ Strategic Façade Management™’?
Making the argument for a proactive maintenance programme – The 3 P’ s
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Why would you only maintain a third of the external building envelope i. e. glass, whilst the rest of façade and curtain walling turns green with algae, environmental pollution builds and the building envelope looks unbalanced? Why allow façade weathering to build, weaken and breakdown the building skin, often creating problems beyond simple cleaning or repairs?
Making a convincing argument does not simply come down to money. The façade plays a role in the presentation of the business within the building; and it works hard to protect the function and condition of the building behind it, repelling water and damp, maintaining insulation properties and so on. So, it is helpful to consider all your own possible arguments for a proactive programme- and these come down to the 3P’ s- Perception, Prevention and Preservation.
PRESERVATION
Time and time again we see the same issues, high-end commercial properties with pristine entrance areas, clean glass and as soon as you look up, it is a different story. Traditional procurement processes and maintenance budgeting does not always allow for the detail needed to protect the condition of external façades. As architects continue to push the boundaries in design and widen the use of material selection a traditional‘ one size fits all’ external procurement solution would seem devalue sustainability targets, material lifespan and architectural intent.
Under a strategic façade management programme the façade is proactively and holistically protected, inspected, weathering patterns recorded, material decay itemised, cleaning undertaken, protective coatings applied, minor repairs completed along with real life cycle maintenance costs created to ensure the correct budgets are allocated and action taken to protecting the external building skin, this helping the façade exceed life its expectancy and supporting clients commercial objectives.
This concept has been developed from assessing the condition of a large number of building façades within the commercial property sector, reviewing procurement / maintenance programmes and realising that many of the problems created could have easily been prevented through a more detailed and effective approach. As green building policies and the need for sustainable buildings continues to increase the need to proactively protect and manage building façades become more important.
PERCEPTION PREVENTION
1. Perception
“ We want our buildings to support out tenants commercial objectives, we want our building to provide us with a return for the long-term”- Land Securities, Property Manager
For many owners / managers, the key driving factor in maintenance cleaningis for perception. The visible outside of a building is the first impression an individual has of a business or operation. However, given that more detail was given to the procurement process, considering and combining the context of perception and ROI a more sustainable façade solution is already in place. With a more detailed understanding of the building façade we can design solutions that support sustainable targets.
2. Prevention
“ In Europe, building cleaning is an essential part of the planned maintenance schedules with buildings generally cleaned every 2 years. It’ s a cost that property owners prioritise to protect their investments.”- Dutch Façade Inspection Consultants
Regular cleaning and maintenance is the most cost-effective way of managing and maintaining a major asset; it is more efficient and acts as an early warning system of any deficiency before it can grow into a major problem. Through regular inspections, we can provide clients with information to help them make informed decisions and mitigate against future repair and maintenance problems.
3. Preservation
“ The windows on the building have been cleaned regularly but no-one has ever cleaned the cladding. Now we have the situation where organic growth is beginning to damage the window sills and we are having to replace the glass”- UK Building Manager
Selective cleaning alone is not sufficient to prevent the deterioration of the building envelope. The build-up of organic matter can also be a problem, so applying protective coatings to the substrate can help to replenish the cladding surface and inhibit the regrowth of unwanted organic matter.
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