External fabric defects often cross more than one element. Staining below a coping, for example, may arise from inadequate water shedding, failed joints or a defect higher up the wall. A repair specification should follow diagnosis, not precede it.
Establish cause and extent
A building survey should map defects across elevations and roof areas, record access limitations and examine the construction detail. High-level inspection, opening-up or specialist testing may be required. The report should identify what is known, what is inferred and what remains to be confirmed.
Develop a repair strategy
The strategy should address the underlying water path and the affected fabric. It may include local repair, replacement of a detail or a broader planned programme. Design, statutory consent, access, ownership and maintenance implications should be considered before tender.
Move into a managed contract
A defined specification and consistent tender information make contractor submissions more comparable. Contract Administration then provides a process for instructions, change, progress inspections, practical completion and defects. Property factors can use this record to explain the work to owners and manage common repair decisions.
Questions clients ask
Can a factor tender repairs from photographs alone?
Photographs can support an initial discussion, but the scope should be based on sufficient inspection and investigation for the defect and proposed work.
When is a Contract Administrator needed?
A formal administrator is particularly useful when works involve several trades, design decisions, common ownership, variations or a significant contract.
Will an external wall repair need consent?
That depends on the building, location and proposed alteration. Listed status, conservation area controls and building warrant requirements should be checked for the specific scheme.
Inspection scope and conclusions depend on the property, access and information available. Inspec can advise on an appropriate appointment for the specific building.
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