BCA Facade Inspection Guidelines: Complete Guide for Singapore

Understanding the BCA’s Facade Inspection (PFI) Regime

Building Facade are more than just walls—they define a building’s identity, create lasting impressions, and are crucial for safety and functionality. In Singapore’s tropical climate, facades endure harsh conditions like heavy rain, high humidity, and intense sunlight, leading to wear and tear over time. Without proper care, issues like cracks, spelling, and corrosion can pose serious risks to both public safety and property value.

To address these challenges, the Building and Construction Authority (BCA) introduced the mandatory Periodic Facade Inspection (PFI) Regime under the Building Control Act and Regulations 2021, which became effective on January 1, 2022. The BCA ensures that buildings meet high safety and maintenance standards, contributing to a smarter, safer built environment in Singapore.

Why Facade Inspections Are Essential

The Periodic Facade Inspection (PFI) Regime serves several important purposes:

Early Detection: Identifying and addressing facade deterioration before it becomes a major issue.

Public Safety: Ensuring regular inspections to enhance the safety of building occupants and the public.

Incident Prevention: Reducing facade-related incidents that could harm people or damage property.

Sector Transformation: Supporting the evolution of Singapore’s built environment through better maintenance practices.

Proactive Maintenance: Encouraging a culture of regular, preventive maintenance to extend the lifespan of your building.

In this guide, we’ll take you through the Facade Inspections process, from understanding the key requirements to managing inspections and staying compliant. Whether it’s your first inspection or you’re planning future maintenance, we’ve got you covered with all the essential information to ensure your building remains safe and up to code.

Key Requirements Under BCA Facade Inspection Guidelines

Under the Building Control Act and Regulations 2021, building owners must adhere to specific requirements for periodic facade inspections. Here’s a breakdown of the key criteria:

Building Eligibility Criteria

Age Requirements

Facade Inspections are required for buildings that are more than 20 years old, based on the issuance date of the Temporary Occupation Permit (TOP) or Certificate of Statutory Completion (CSC).

 

Height Requirements

Buildings over 13 meters in height (measured from ground level) must undergo inspections. The height is measured to the building’s highest point, excluding elements like antennas.

Excluded Properties

The following properties are exempt from the Periodic Facade Inspection (PFI) regime:

  • Temporary buildings
  • Terraced or linked houses used solely for residential purposes
  • Buildings with a height of 13 meters or less (measured from the ground)
  • Detached and semi-detached houses used for residential purposes

Inspection Frequency

  • Every 7 years: Facade Inspections. must be conducted once every seven years.
  • Advisories: The Building and Construction Authority (BCA) will issue reminders when inspections are due.
  • Inspection Cycle: The 7-year cycle starts when a building reaches 20 years of age, and subsequent inspections follow this pattern.
  • Convenience: Owners can choose to align the PFI with other scheduled maintenance works.

Building Owner Responsibilities

As a building owner, you are responsible for the following:

  • Appoint a Competent Professional: Engage a qualified person (Professional Engineer or Registered Architect) to conduct Facade Inspections.
  • Timely Inspections: Ensure inspections are completed within the required time frames set by the Building Control Act.
  • Documentation: Keep proper records of all inspection reports and findings.
  • Act on Findings: Take necessary actions based on inspection results, including addressing any identified issues.
  • Rectification Works: Implement appropriate repairs if any deterioration is found during inspections.
  • Safety: Ensure the safety of building occupants during inspections and any necessary repairs.

By understanding and following these responsibilities, you can ensure compliance with the Periodic Facade Inspection (PFI) regime, keeping your building safe and well-maintained.

Professional Requirements & Qualifications

Under the PFI regime, building owners must appoint qualified professionals for facade inspections. Here’s what you need to know:

Who Can Conduct facadeInspections?

Competent Person (CP)
A CP must be either:

  • A registered Professional Engineer (PE) in civil or structural engineering, or
  • A registered Architect with the Board of Architects

You can verify PE registrations on the Professional Engineers Board website and Architect registrations on the Board of Architects website.

Facade Inspections (FI)
An FI must be a registered:

  • Resident Engineer, or
  • Resident Technical Officer

Registration can be verified through the Joint Accreditation Committee (JAC) established by the Institution of Engineers Singapore (IES), Association of Consulting Engineers Singapore (ACES), and BCA.

Mandatory Certifications

Both Competent Persons and Facade Inspection must:

  • Complete and pass the “Certificate in Facade Inspection” course

  • Maintain valid certifications

  • Regularly undergo training to stay updated with industry standards

Step-by-Step Facade Inspection Process

The periodic Facade Inspection process is designed to ensure a comprehensive evaluation of your building’s Facade. Below is a breakdown of each stage:

1. Preparation and Documentation Review

Before physical inspections begin, the competent person must:

  • Review all approved building plans and shop drawings

  • Study previous inspection reports and repair histories

  • Understand the Facade design and construction details

  • Plan the inspection methodology and assess potential risks

  • Notify building occupants about the upcoming inspection

  • Arrange necessary access equipment and safety measures

If historical documentation is unavailable, the competent person will refer to current standards and codes of practice applicable to the Facade’s installation.

2. Access Planning and Equipment Selection

Competent persons must determine appropriate access methods for inspecting the Facade, including:

  • Standard Equipment: Gondolas, building maintenance units, boom lifts, motorized elevated work platforms

  • Specialized Methods: Rope access, drone services (with BCA approval), mast climbers, mobile elevated platforms

All access methods must comply with Ministry of Manpower (MOM) safety standards.

3. Full Visual Inspection

During the visual inspection, the competent person will:

  • Observe the entire Facade systematically

  • Document findings using cameras and binoculars

  • Focus on high-traffic areas, previously repaired sections, and known problem zones

  • Record visible defects and take high-resolution photographs:

    • Overall elevation views

    • Medium-range shots (up to 4 storeys)

    • Close-ups of defects

4. Close-Range Inspection

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A more detailed inspection is conducted on at least 10% of the surface area per elevation, including:

  • Physical contact with Facade elements

  • Use of tools like tapping rods, rubber mallets, bore-scopes, and non-destructive testing equipment

  • Focus on connection points, fixings, material deterioration, structural integrity, and joint conditions

5. Full Facade Investigation (If Required)

If significant defects are discovered, a full investigation is triggered, including:

  • Material testing and structural assessment

  • Removal of Facade elements for inspection and lab analysis

Findings are classified as “Safe”, “Require Repair”, or “Unsafe” to guide necessary actions.

Understanding Your Periodic Inspection Report

The periodic inspection report provides essential details about the condition of your building’s Facade and outlines any necessary actions. Here’s what you need to know:

Key Report Components

Building Assessment Overview

  • Summary of your building’s Facade condition

  • Identification of defects or areas of concern

  • Recommendations for repairs or maintenance

  • Timeline for required actions

Visual Evidence

  • Photos documenting the overall condition

  • Clear images of problem areas

  • Before and after photos of inspected sections

  • Detailed shots of defects needing attention

Classification Results
Each part of your Facade will be classified as:

  • “Safe”: No immediate action required

  • “Require Repair”: Maintenance is needed to prevent future issues

  • “Unsafe”: Immediate action is needed for safety

What to Look For in Your Report

As a building owner, pay close attention to:

  • The executive summary, highlighting key findings
  • Detailed descriptions of problem areas
  • Recommended repair timelines
  • Cost implications of required repairs
  • Safety recommendations
  • Maintenance suggestions to avoid future issues

Next Steps

Based on the report’s classification:

  • “Safe”: Schedule the next routine inspection

  • “Require Repair”: Plan and budget for recommended repairs

  • “Unsafe”: Take immediate action to ensure safety and compliance

FAQs About BCA Facade Inspection

1.Why is BCA Facade Inspection important?

BCA Facade Inspections are crucial to ensure public safety and the structural integrity of buildings. They help identify and address any hazards, such as loose panels, cracks, or weathering that could potentially endanger pedestrians or passersby.

According to BCA guidelines, building owners and property managers are responsible for arranging facade inspections. Typically, qualified professionals, such as Registered Inspectors (RIs), are hired to conduct these inspections.

The inspection involves a thorough visual examination of the facade to assess its structural condition. This includes checking for signs of deterioration, loose elements, cracks, corrosion, or any other defects that could lead to safety hazards.

If defects are found during the inspection, the building owner is required to carry out necessary repairs or maintenance to rectify the issues. In some cases, temporary safety measures may be put in place until repairs are completed.

The duration of an inspection depends on the size and complexity of the building. On average, it can take anywhere from a few days to a couple of weeks, depending on the level of detail required and any follow-up checks.

To prepare:

  • Gather previous inspection reports

  • Inform building occupants about the upcoming inspection

  • Ensure access to all areas of the Facade

  • Remove any obstacles that may hinder the inspection process

No. BCA requires that facade inspections be conducted by qualified professionals, such as Registered Inspectors (RIs). This ensures that the inspection meets the necessary safety and regulatory standards.

To prepare, ensure that the building’s facade is accessible for the inspector. It’s also helpful to have any previous inspection records, maintenance history, and any known issues ready to share with the inspector.

Repairs can vary, but common issues that require attention include fixing cracked or loose panels, repairing corroded metal elements, replacing damaged glazing, waterproofing issues, or reinforcing structural elements.

If any facade element is deemed “Unsafe,” immediate action is essential. As your comprehensive solution provider, we are equipped to swiftly evaluate the situation and carry out the necessary repairs to ensure compliance with safety regulations.