Intense winds with gusts over 70 mph, as experienced in the bay Area earlier this year, can pose a risk to buildings with facades, which are non-structural exterior walls made of glass or other materials. The wind can create a pressure differential that can cause façade elements to bow, break or blow-off, potentially leading to damage and injury. As buildings age, fog, rain, salt air, wind freeze thaw and other factors breakdown elements and cause, corrosion, spalling, weakening and detachment. To mitigate this risk, facades, curtain walls and windows are designed to withstand certain wind loads, certain level of corrosion protection and could incorporate features such as anchoring, flexible joints or bracing. Building codes and standards provide guidelines for designing and testing roofs and facades for wind resistance and regular inspection for older buildings. Glass blowoff from high-rise due to high winds is supposed to be rare in the Bay Area but has happened in San Francisco within the last 5 years.
The nature of these failures could be related to changes the industry has made for energy efficiency, cost-cutting measures, product design issues, improper installation, and failure to adhere to building codes. Failures include the side effects of a globalized procurement process and changes in material fabrication such as corrosion resistance.
To mitigate the potential hazards posed by high winds and earthquakes and in an effort to be proactive, the City of San Francisco implemented the San Francisco Building Facade Inspection and Maintenance Ordinance, which was enacted on May 6, 2016 and took effect in June 2017. It outlines the City’s specific requirements for inspecting and maintaining existing building facades. The primary objective of this ordinance is to ensure that buildings are properly maintained and remain in compliance with approved design and construction standards. However, it should be noted that the ordinance does not mandate upgrades to meet contemporary structural and seismic criteria.
Buildings classified as Construction Type I, II, III, or IV, and consisting of five or more stories, are now required to undergo regular inspections of their facades to identify any unsafe conditions, movement, significant deterioration, or water-related issues. These inspections must be conducted by a licensed architect or engineer. In the case of buildings designated as historic resources, the professional carrying out the inspection must also possess expertise in the inspection and maintenance of historic structures. The inspection procedures are based on the guidelines outlined in ASTM E 2270, “Standard Practice for Periodic Inspection of Building Facades for Unsafe Conditions”.
Here’s a table showing the inspection report deadlines based on the year the building was constructed:
| Building Year Range | Inspection Report Deadline |
| Before 1910 | December 31, 2021 |
| 1910 – 1925 | December 31, 2023 |
| 1926 – 1970 | December 31, 2025 |
| After 1970 | December 31, 2027 |
Please note that these deadlines are subject to change and should be verified with the relevant authorities.
The requirements may vary depending on the specific jurisdiction, but some common elements based on ASTM E2270 may include:
- Inspection Frequency
- Qualified Inspectors
- Inspection Scope
- Documentation and Reporting
- Corrective Actions
- Certificate of Occupancy
For more information, visit the San Francisco’s facade inspection and maintenance site.
ABB offers a comprehensive range of services aimed at addressing and mitigating potential risks associated with building facades. These services are designed to ensure the structural integrity and safety of buildings, particularly in regions prone to fog, salt air, high winds and earthquakes like the Bay Area.
Services provided by ABB:
- Facade Assessment and Investigation
- Leak or Material Failure Investigation
- Scope of Repair or Maintenance Plan Development
- Design and Construction Solutions
- Testing Services
- Litigation Support
Contact us for a consultation and get started on the path to a safer, more resilient building at 1(800)-378-3405 or info@abbae.com.