Where there is no existing documentation or knowledge of the façade(s) make-up, an invasive inspection will be necessary.
Where there are reliable and accurate operating manuals available for a building it might be possible to avoid invasive investigations but this cannot be guaranteed. Even when operating manuals are available it is often the case that invasive investigations will be necessary. This is particularly the case where no previous inspections have been carried out and / or where there is insufficient knowledge of the façade and / or where the documentation is of poor quality and deemed unreliable.
Where invasive inspections are necessary, there will be a requirement for sample areas of the façade(s) to be drilled or cut so that the façade system can be fully identified. In some circumstances, independent testing might be required to inform and corroborate the inspection’s findings. If remote testing is required, then the affected areas of the façade will be either replaced or repaired after the inspection(s) has taken place.
For all inspections, access to each elevation of a building is required so as to ensure that the inspections are effective and reasonably encompassing. Access is usually arranged via mechanical access, access towers, rope access or ladders.
For all invasive investigations, the inspections include the determination of the façade make-up by drilling the façade and using cameras. The output reports assess the exterior against the most recent issuance of Approved Document B. The assessments also consider the window sealing and anything else which may penetrate the external façades. In order to assess the actual risk of a fire, an inspection of the base of the building would also be carried out. A commentary would usually be provided on any hazards or risks which could impact on the likelihood of a fire in relation to the structure (e.g. car parking, refuge and arson). In addition to the regulations, the facade assessments consider the building envelope in the context of the guidance notes which have been issued supplementing the Approved Document (including the latest MHCLG Guidance as issued in January 2020).
If the full invasive services are carried out the requirements in relation to the EWS form would also be satisfied in that the form(s) could be signed. For more information please contact Shaun Harris.
The external walls of buildings other than those described in Regulation 7(4) of the Building Regulations (i.e. any building with height above 18m including one or more dwellings) should either meet the guidance given in paragraphs 12.5 to 12.8 or meet the performance criteria given in the BRE report: Fire performance of external thermal insulation for walls of multi-storey buildings (BRE 135). The report considers build-ups of external walls using full-scale test data from BS 8414-1:2015 or BS 8414-2:2015.
The only recognised fire classification for materials is the European classification. The older British Standard classification, which was recognised in previous guidance, is not included in the new regulation. BS EN 13501-1 defines a material of class A1 if it will not contribute in any stage of the fire, including the fully developed fire. A material is classified as A2 if it will not significantly contribute to the fire load and fire growth in a developed fire.
In January 2020 MHCLG issued a consolidated note that brings together the advice(s) that were set out under MHCLG Advice Notes 1 through to 22. Essentially, these previous advice notes are superseded by the consolidated note. For brevity the key Advice Notes that are now incorporated int the consolidated note are as follows:
Our knowledge and familiarity of the statute informs our approach and advice at every stage of our service provision. For more information please contact Shaun Harris.
Our experience tells us that a holistic and pragmatic approach is required when dealing with façade remediation projects. This extends from ensuring that the pre-design / assessment processes are robust and technically proficient, to making sure that the application of statutory considerations has been coherent and transparent through to facilitating as broader option appraisal as possible before agreeing on a final solution. The process of mitigation measures assessment is critical as this can often result in alternative solutions being considered or a phased approach to eventual compliance. The overall aim is of course to deliver these complex projects on programme and within budget and to ensure that the façade systems are safe, fit for purpose and compliant. For more information please contact Shaun Harris.
For further information please contact Shaun Harris or David Royal.