Our Methodology
How a Facade Inspect assessment works.
From scoping and safety planning through to 3D capture, defect classification, and ongoing condition monitoring. Ten steps, all documented, all auditable.
Pre-Inspection Planning
Every facade inspection begins with scoping. We start by reviewing the building drawings, previous inspection reports (if any exist), and any known defect history. The building owner or facility manager provides access to plans, maintenance records, and any relevant correspondence with contractors or body corporate committees.
Based on this review, we select the inspection methodology. Most buildings require a combination of close-range visual assessment, thermal imaging, and 3D reality capture. The specific mix depends on the cladding type, building height, age, and the questions the client needs answered. A 10-storey commercial office with aluminium composite cladding requires a different approach to a 30-storey residential tower with rendered concrete.
We then plan the access method. Rope access is the primary technique for most buildings. We assess the roof for anchor point suitability, check the building management unit (BMU) if one exists, and plan any alternative access for areas that cannot be reached by ropes. The access plan includes rigging locations, descent paths, and any temporary exclusion zones at ground level.
Finally, we prepare the safety documentation. A Safe Work Method Statement (SWMS) is prepared specifically for the building, covering anchor assessment, rigging plans, rescue procedures, and hazard controls. This document is reviewed with the building management team before any work begins on site.
Site Setup and Safety
On the first day of site work, our IRATA-certified technicians set up the rope access system. This begins with an anchor point assessment. Every anchor must support the rated load before it is used. If existing anchors are inadequate, we install temporary anchoring systems that meet AS/NZS 5532 requirements.
Rigging includes primary and secondary (backup) ropes for each descent path. All equipment is inspected before deployment, including harnesses, descenders, ascenders, connectors, and helmets. Equipment that fails inspection is removed from service immediately.
Exclusion zones are established at ground level below each descent path. These are marked with barriers and signage to prevent pedestrians or building occupants from entering the drop zone. Where the building is adjacent to a public footpath, we coordinate with local council if required.
A safety briefing is conducted with all site personnel before work begins. This covers the SWMS, emergency procedures, communication protocols, and site-specific hazards. A designated rescue-ready technician is on standby at all times while any person is on the ropes.
Visual Assessment
The core of every facade inspection is close-range visual assessment. Our technicians descend the facade on ropes, inspecting every accessible surface within arm's reach. This is not a drone survey or a ground-level observation with binoculars. It is hands-on, close-range work.
The visual assessment covers cladding panels, sealant joints, glazing, flashings, fixings, expansion joints, weep holes, drainage paths, and structural connections. Every elevation of the building is inspected. Defects are photographed with a reference scale and GPS-tagged for precise location.
Sounding and tapping tests are conducted on rendered surfaces, tiled facades, and composite panels to detect hollow areas that indicate delamination, debonding, or void formation behind the cladding. A hollow sound compared to the surrounding area indicates a defect that may not be visible on the surface.
Where moisture is suspected, probe testing is used to confirm the presence and extent of water ingress. This data is cross-referenced with the thermal imaging survey to build a complete picture of moisture-affected areas.
Thermal Imaging
Thermal imaging uses infrared cameras to detect temperature differences across the facade surface. These differences reveal problems that are invisible to the naked eye. Moisture trapped behind cladding absorbs heat differently to dry material, showing as cooler patches on the infrared image. Failed insulation appears as hot spots where heat escapes the building envelope. Thermal bridging at structural connections shows as a distinct temperature pattern.
We conduct thermal surveys under controlled conditions. Early morning surveys capture residual temperature differences from overnight cooling. Post-rain surveys reveal moisture retention patterns. The timing is planned during the scoping phase to maximise the diagnostic value of the thermal data.
Every thermal anomaly is georeferenced and documented. The infrared images are overlaid with visual photographs of the same area so the relationship between the thermal pattern and the physical condition of the facade is clear. These overlays are pinned to the 3D model alongside the visual defect records.
Thermal imaging is not a substitute for visual inspection. It is a complementary tool that detects problems the eye cannot see. The combination of close-range visual assessment and thermal imaging provides a more complete picture of facade condition than either method alone.
3D Reality Capture
After the visual and thermal assessments are complete, we capture the building geometry using LiDAR scanning and photogrammetry. LiDAR (Light Detection and Ranging) sends laser pulses that measure the distance to the building surface with millimetre accuracy. The scanner captures millions of points per second, building a dense 3D point cloud that represents the exact shape of the building.
Photogrammetry uses overlapping high-resolution photographs taken from multiple angles. Software processes these images into a textured 3D model that shows the visual appearance of every surface. The photogrammetric model is aligned with the LiDAR point cloud to produce a geometrically accurate, visually detailed 3D record of the building.
The scanning is typically conducted from ground level and roof level using tripod-mounted scanners. For complex buildings or tight sites, additional scan positions may be needed. Each scan takes a few minutes. The total scanning time depends on the building size and number of facades, but typically completes within one to two days.
The raw data is processed off-site into a navigable 3D model. Point cloud registration, noise filtering, and mesh generation are performed by trained technicians using specialist software. The result is an interactive 3D model that can be explored in a web browser without any specialist software on the user's end.
Defect Classification
Every defect identified during the visual and thermal assessments is classified using a structured coding system. The classification includes: defect type (cracking, corrosion, sealant failure, delamination, water staining, efflorescence, spalling, fixing failure), severity rating (critical, high, medium, low, monitor), location on the building (elevation, level, bay), and estimated extent.
Severity ratings follow a defined protocol. Critical defects pose an immediate safety risk or threaten structural integrity. High-severity defects will worsen within 12 months without intervention. Medium-severity defects require attention within one to three years. Low-severity defects are minor and can be addressed during routine maintenance. Monitor-grade items are not yet defects but show early signs that should be tracked.
Each classified defect is pinned to its exact location in the 3D model. When you click a defect marker in the viewer, you see the photographs, classification details, recommended repair method, and cost estimate. This spatial reference makes it easy for building owners and engineers to understand the distribution and concentration of defects across the facade.
The defect register is the structured dataset that drives everything else in the platform: the priority queue, the cost estimates, the remediation work orders, and the condition trending between inspections.
Report Generation
The report is compiled from the defect register, 3D model, thermal images, and compliance analysis. It includes an executive summary for building owners and decision-makers, a technical defect register for engineers and contractors, a compliance summary referencing the applicable Australian standards, and a remediation priority list ranked by severity and estimated cost.
The report is not a PDF. It is a live document in the Facade Inspect platform. You log in and navigate the 3D model, filter defects by severity or type, and drill into individual defect records. PDF exports are available for formal submissions to regulators, insurers, or body corporate committees, but the primary record lives in the platform where it can be updated and tracked over time.
Every defect record includes the inspector's photographs (with scale reference), thermal overlays where applicable, the defect classification, recommended repair method and materials, estimated cost, and the relevant standard clause. An engineer reviews the complete report before it is released to the client.
The 3D viewer is set up with saved views that highlight the key findings. These views can be shared via secure links so stakeholders can see exactly what the inspector found without needing technical 3D navigation skills.
Client Handover
Once the report is finalised and the engineer has signed off, we schedule a handover session with the client. This is typically a one-hour video call or in-person meeting where we walk through the platform, demonstrate how to navigate the 3D model, explain the defect register, and discuss the remediation priority list.
During the handover, we set up share links for the client's stakeholders. Board members, strata committee members, insurance assessors, and building management staff can each receive a link to a specific view of the 3D model. Permissions are controlled so each recipient sees only what they need.
We also discuss the remediation plan. The priority queue shows what should be addressed first, what can wait, and what needs monitoring. Cost estimates help the client plan their maintenance budget and sinking fund contributions. If the client wants Facade Inspect to manage the remediation process, we outline how work orders, contractor assignment, and progress tracking work in the platform.
Remediation Management
Defects that require remediation can be converted into work orders directly from the defect register. Each work order includes the defect details, photographs, location in the 3D model, recommended repair method, and cost estimate. The work order is assigned to a contractor or remediation team.
Contractors submit quotes through the platform. The building owner or facility manager can compare quotes, approve the scope, and set a schedule. All communication and documentation is attached to the work order so there is a complete audit trail.
During the remediation work, contractors upload progress photos and status updates. Before-and-after photo pairs are attached to the defect record so the quality of the repair is documented. Facade Inspect tracks each defect through a pipeline: identified, quoted, approved, scheduled, in progress, completed, verified.
The verified status is the final stage. It requires confirmation that the repair has been completed to the required standard, with photographic evidence and contractor sign-off stored permanently in the 3D model. This audit trail satisfies insurance, regulatory, and body corporate evidence requirements.
Re-Inspection and Monitoring
Facade condition does not stand still. New defects appear, existing defects progress, and repaired areas need monitoring. The Facade Inspect platform tracks inspection schedules and sends alerts when the next assessment is due.
Annual re-inspections build on the existing 3D model. New defects are added. Existing defects are updated with current photos and revised severity ratings. Completed remediation is verified. The result is a layered condition history that shows how the building's facade has changed over time.
Condition trending is one of the most valuable features of the platform. By comparing defect data across multiple inspection cycles, building owners can see whether their maintenance programme is keeping pace with deterioration. If defect counts are rising despite remediation, the underlying cause needs investigation. If counts are stable or falling, the programme is working.
The permanent record is stored through Veritas, a ledger-backed document system with public verification codes. This means the inspection history is tamper-evident and independently verifiable. A buyer, insurer, or regulator can confirm that a report is genuine and has not been altered after the fact. This level of assurance is increasingly expected for high-value commercial and strata properties.