In Quebec, Bill 122 requires periodic facade inspections for buildings with at least one facade that is five floors or more above ground level. Every five years, an engineer or architect must prepare a report detailing the observed defects, recommended corrective actions, and timelines for action. The report is not just a simple list of defects. It helps determine what needs to be secured immediately, repaired in the short term, monitored, or included in the next budget.
To prioritize facade repairs, start with conditions that threaten the safety of occupants and the public. Then rank the remaining repairs according to the timeline recommended by the professional, the risk of deterioration, and the consequences of delaying the work. The cost of the work should never be the primary factor in decision-making.
Key Points – What to Remember :
- An unsafe condition requires immediate safety measures.
- The timeframe indicated in the report is just as important as the nature of the defect.
- The risk of the condition deteriorating must be assessed before postponing a repair.
- The inspection report provides guidance on the work to be performed, but does not always replace the construction plans and specifications needed to carry it out.
- Postponed major repairs must be recorded in the building maintenance handbook and included in the condominium’s long-term budget.
Why have the facades of your building inspected ?
Facade inspections are mandatory for buildings covered by Bill 122. They help identify components that may come loose and less visible signs of deterioration.
Following the inspection, the professional provides a report detailing the observed issues, recommended corrective actions, and deadlines for completion. This allows the condominium association to plan facade repairs in the proper order, prevent further damage, and allocate the necessary budget.
What should you read first in a facade inspection report in Quebec ?
When you receive the facade inspection report, start by reading the summary, recommendations, and timelines to determine what needs to be addressed immediately and what can be planned for later. Then review the photos and elevation drawings to locate each defect.
Under the requirements of Bill 122, Section 384 of the Quebec Safety Code mandates that the report specify the work to be performed and the recommended timeline. The photos and elevation drawings, when provided, then allow you to pinpoint each defect.
How should the deadlines recommended by the engineer be interpreted ?
When included in the report, the terms « immediate », « short-term » et « to be monitored » help clarify the risk identified during the facade inspection. The deadline for facade repairs must be met, even if the defect appears stable.
For each observation, even minor ones, record :
- Its exact location
- The defect and its probable cause
- The recommended measures
- The deadline for action
- The person responsible for follow-up
- The status of the case
If you are unable to prioritize among several repairs, ask the engineer to explain their recommendations. Two similar cracks may have very different causes, risk levels, and consequences.
What factors should be considered before prioritizing repairs ?
The size of the defect alone is not enough to determine its urgency. You must also consider its height, location, progression, exposure to the elements, and the amount of foot traffic in the area below it.
Factors to examine include :
- Masonry and cladding : loose bricks or stones, deteriorated mortar, cracks, deformation, bulging, etc.
- Openings and waterproofing : sealant joints, sills, flashings, signs of water infiltration around windows, etc.
- Elements attached to the facade : balconies, railings, awnings, light fixtures, etc.
- Hidden elements : cladding anchors, lintels, and metal components susceptible to corrosion.
However, some problems remain invisible without a close inspection or exploratory opening. A professional’s assessment must therefore always take precedence over an observation made from the ground.
How should a building’s facade repairs be prioritized ?
To prioritize facade repairs in Quebec, classify the work according to four criteria: danger to the public, the deadline specified in the report, the risk of deterioration, and maintenance needs.
| Priority Level | Action Required | Examples |
| Imminent Danger | Secure the area and take immediate action | Unstable structure, risk of collapse, concerning bulging |
| Priority Repair | Quickly address the cause and minimize damage | Water infiltration, corrosion, movement, open joint |
| Scheduled Repair | Adhere to the report’s deadline | Stable cracked masonry, anchors or sealant need to be replaced |
| Preventive Maintenance | Add to the maintenance schedule and monitor | Cleaning, spot repointing, periodic inspection |
« Often, problems are hidden. There are missing or misplaced anchors, or elements specified in the plans that are not visible or are poorly constructed. »
Why does an unsafe condition change the work priorities ?
An unsafe condition means that a component could come loose, collapse, or injure someone. In this situation, the priority is to secure the site. The professional notifies the owner and the RBQ, then specifies the temporary emergency measures.
What needs to be implemented :
- A safety perimeter.
- Removal of unstable elements.
- Safety nets.
- Shoring or scaffolding.
« It’s important to maintain facades precisely to prevent physical harm to the public. »
Why is it necessary to address the cause before the visible defect appears ?
To prioritize a repair, you must understand what caused it. A surface-level repair alone may temporarily mask the problem without preventing it from recurring.
For example : Cracked bricks beneath a parapet may be a sign of water infiltration. Before replacing them, you must fix the defective flashing and check the anchors behind the cladding. Otherwise, the new bricks may deteriorate as well.
How can work be consolidated without delaying an urgent repair ?
Work following a facade inspection can sometimes be consolidated to reduce mobilization, aerial work platform, or scaffolding costs. This approach works if the work involves the same area and meets all the deadlines specified in the report.
What types of work can be combined on the same facade ?
Re-grouting, sealant replacement, and certain masonry repairs in a condominium can be coordinated on the same facade. However, combining work is no longer advantageous if it delays a safety measure or allows an active water leak to continue.
When should facade work be carried out separately ?
Urgent facade repairs must be carried out without waiting for a larger project or combining them with other work. You should also carry out repairs separately when water infiltration continues to damage the wall or when a temporary repair risks masking the progression of the defect.
Should facade plans and specifications be prepared in addition to the inspection report ?
However, the inspection report does not always specify the materials, quantities, and technical details needed to obtain comparable bids. For a major repair involving multiple components, plans and specifications allow each contractor to estimate the same scope of work, which reduces the risk of differing interpretations or unforeseen issues on the same job site.
« The inspection is not considered a set of plans and specifications as such. Genispec provides recommendations and timelines based on the issues identified. »
Before requesting quotes, confirm with the professional whether plans and estimates are required. Also check with the municipality to see if the work requires a permit or must comply with specific regulations.
How should facade repairs be included in the condominium budget ?
The facade repair budget must include :
- Immediate and temporary safety measures.
- Short- and medium-term work.
- Professional fees.
- Plans and cost estimates.
- Costs for access, permits, and testing.
- A contingency fund for unforeseen expenses.
For a condominium association, these amounts must then be incorporated into the financial plan, in line with the maintenance log. This allows the board of directors to compare available cash, projected dues, and technical deadlines rather than treating each repair as an unexpected expense.
How to choose the right contractor for your condominium’s exterior repairs ?
The lowest quote isn’t necessarily the best option for your condominium. To prioritize facade repairs and evaluate contractors fairly, the board of directors must first ensure that each bid is based on the same scope of work and the same technical requirements. It can then compare the contractors’ experience with facade repairs, their work methods, their timelines, their warranties, their insurance, and their references.
Has your report just been delivered, but you’re having trouble deciding between the bids submitted ? Genispec can help you establish a clear work plan, prepare precise technical documents, and obtain comparable quotes throughout the province of Quebec.
Genispec
Consulting engineering firm based in Québec
Genispec is a consulting engineering firm made up of building engineers who are members of the OIQ. We offer specialized services in façade and underground parking inspections in accordance with Law 122, as well as reserve fund studies and maintenance logs as required by Law 16. We also conduct inspections of commercial, multi-residential, industrial buildings, and condominiums. In addition, we provide building condition certificates and pre-delivery inspections.
All our reports are validated by a qualified engineer. Every article published on our website is reviewed and approved by a qualified member of our team to ensure the technical accuracy of the information.