Latent Building Facade Failures

Cracked, bulged, and displaced building facades are obvious indications that something is wrong and that repair, or at least an investigation, is needed. However, facades with no signs of failure may still be degraded or detached to the point of instability. Facade failures that are concealed from view are more concerning than those that are readily detectable from visual observations. Underlying facade deficiencies that rise to the level of life safety hazards can be difficult to detect from visual observations. However, certain characteristics or conditions of the facade may help us foresee hidden or potential facade failures. For example, a facade system with inadequate support redundancy, complicated connection details, or internal weak planes may be more vulnerable. Wall systems usually have hidden facade supports and internal flashings or moisture barriers that can be damaged or deteriorated without outwardly visible signs. The resulting failures may be dramatic, such as collapse of the facade, or subtle, such as water leakage. This paper does not offer a formula for identifying hidden failures, but instead provides insight to help recognize vulnerable characteristics that could result in latent building facade failures.