Condominiums are sometimes praised for their inventive designs. Whether they are contemporary geometrical wonders, or timeless architectural masterpieces, investors and buyers gravitate towards attractive exteriors.

However, structural integrity, an equally attractive trait, probably doesn’t get enough attention from condominium communities.

Table of contents

• The importance of condo envelopes
• What is an exterior safety inspection?
• What does the inspection cover?
• How often should inspections be performed?
• Common problems that weaken condo envelopes
• Signs that there is a problem
• Should exterior inspections be mandatory?

The importance of condo envelopes

A condo envelope offers structural support and adds to the exterior aesthetics of the building.

The envelope is made up of exterior walls, windows, doors, foundations, and the roof. It may be helpful to think of the walls and roof as components; there is more to them than meets the eye.

Condo envelopes are important because they:

• Regulate temperature  
• Keep out moisture and vapour
• Block wind, snow, sun and dust

What is an exterior safety inspection?

In this article, exterior condo safety inspections are defined as checkups for condo buildings. They may be referred to as envelope studies or structural inspections, and are performed by a team of industry professionals who have studied building science.

The exterior inspection may involve moisture testing, thermal imaging, and an analysis of architectural plans to assess the building’s current condition, and identify potential weaknesses or issues. 

Regular exterior inspections are crucial to preserving the safety of residents, staff, and the general public. Improper installation, neglected maintenance, and normal deterioration can all destabilize a condominium’s exterior, posing potential risks to people in the form of falling debris, or, in very rare cases, structural collapse.

What does the inspection cover?

A condo building envelope includes all of the building’s components that separate the indoors from the outdoors. So, exterior walls, foundations, the roof, windows and doors could be included in the inspection.

How often should inspections be performed?

Some experts recommend paying for an exterior inspection every year. However, many communities can safely conduct inspections every other year.  

While this may seem excessive, when problems are detected early, they can be resolved at a more affordable price. Bigger structural issues will undoubtedly cost owners more money.

Common problems that weaken condo envelopes

The biggest threat to a condo envelope is weather. Big natural disasters create obvious damage, but it is the habitual wear and tear over time that creates less visible issues for condo communities.  

Buildings located in 4-season climates are heavily impacted by freezing and thawing, while condos in hot climates must be conscious of damage caused by heavy rain, salt, and wind.

Infiltration of water into facades can damage the walls and eventually get to the steel within the interior structure. When this happens, the steel expands, up to seven times its original size, and rusts. This expansion pushes the bricks, concrete or stones out of place. As a result, the building loses material and strength.  

Simple aging can play a role as well. Small amounts of water can seep into small gaps, and if it freezes, it can cause cracking. The cracks will start small, but year after year, they become more significant.

Weaknesses may spread to other parts of the building, especially parking lots. If this happens, the entire condominium could be at risk of collapsing.  

Signs that there is a problem

Inspectors will look for abnormalities like bulging bricks, leaning parapets, and anything that looks like it’s not where it should be.

Cracks are an obvious red flag, but missing parts, patchy concrete and discoloration from salt and moisture are other signs that work may need to be done.  

Residents or management are strongly encouraged to contact a professional if they notice the following:

• Wind blowing through the walls
• Cracked or missing sealants
• Water stains on the inside of walls or on the ceilings

These problems may not contribute to failure of the building envelope. Some of the signs may be linked to minor issues that can be easily fixed.

Some issues can also be caused by resident activities, which can be corrected with proper education.

Should exterior inspections be mandatory?

The majority of condo communities are not legally required to complete exterior inspections on a set schedule, but there are a few exceptions.

Florida

Any residential complex 30 years or older must be inspected for structural integrity (Milestone Structural Inspection). Inspections must be completed every 10 years thereafter.

If the structure is within 3 miles of the coast, the Milestone Structural Inspection must be done once it reaches 25 years of age, and every 10 years thereafter.

This requirement is part of a larger safety initiative resulting from the Surfside condominium collapse. In addition to completing inspections, Florida condos must also have a Structural Integrity Reserve Study done every 10 years.

Any tenant living in a condominium has the right to inspect reports detailing results and recommendations of the studies. Prospective purchasers also have a right to see reports.

California

The state of California has mandated that condo and HOA associations conduct regular deck and balcony inspections as a result of a fatal balcony collapse in 2015.

SB 721 (informally known as the Balcony Inspection Bill) requires owners of buildings with three or more multi-family dwelling units and balconies, decks, or other load-bearing structures to have a qualified inspector perform a visual inspection of these structures every 6 years.

SB 326 requires the same owners to hire a qualified inspector to perform a structural integrity inspection of these elements every 9 years.

New York

In New York, inspections are required every 5 years for facades, and 6 years for parking structures.

The Façade Inspection and Safety Program (FISP) must be conducted by a qualified exterior wall inspector. The inspector must generate and file a report for the Department of Buildings (DOB). The report classifies a building as Safe, Safe With Repairs and Maintenance Program, or Unsafe.

A structural engineer must inspect a condo garage,  and the report must be filed with the DOB using the same classification categories.

The DOB also requires inspection of parapets to be done every year by whoever maintains them, and that report must be provided to the DOB upon request.

While laws are not necessary for every state, all condominiums should complete regular exterior inspections to assess the health of the envelope and catch problems early on.

Moreover, condo communities should have reserve studies completed regularly, and use the information from those studies to ensure reserves are adequately funded.

It doesn’t matter how thorough a study or inspection is if the building doesn’t have the funds available to fix the problem.

Envelope repairs should be made as soon as possible since these issues can have potentially fatal consequences, but lack of funds may force communities to delay critical repairs.  

Conclusion

Routine exterior inspections help condo communities catch foundation issues early on. By addressing these problems when they are still small, communities are more likely to see lower repair costs and safer conditions for people.