Facade restoration and building envelope estimating

From probe and condition survey to quantities

1. 01

   Work elevation by elevation

   Survey findings are organised by facade elevation, not building wide. Access, exposure and deterioration all vary by elevation and so does the price.

2. 02

   Separate observed conditions from projected conditions

   A survey records what was seen at the probe locations. What is projected across the rest of the elevation is an extrapolation, and the two are carried on separate lines so you can see how much of the number is observed and how much is inferred.

3. 03

   Convert each finding to its own unit

   Cracked units are counted. Deteriorated mortar is linear or area, depending on the pattern. Sealant is linear. Steel is by element. A survey that mixes them is separated before anything is priced.

4. 04

   Price the access against the actual work locations

   The scaffold or shed is driven by where the work is and how long it has to stay up, which comes from the sequence, not from the total square footage of masonry.

Repointing in linear feet against repointing in square feet

This is the distinction that most often makes two facade bids incomparable.

Linear feet of joint

The honest unit when the survey records specific deteriorated joints. It is what the crew actually cuts and repacks.

Square feet of wall area

Used when a whole area is to be repointed 100 percent. It only works if the joint density of that masonry is known, because the linear feet of joint in a square foot of wall varies enormously between a running bond brick and a large format stone.

Why it matters commercially

Converting between the two without stating the joint density assumption is how a repointing quantity ends up wrong by a factor of two. We carry the basis explicitly.

The rest of the scope

Lintel and structural steel replacement

By element, with the masonry take down and rebuild above each lintel carried as its own quantity. The steel is rarely the expensive part.

Sealant

Linear feet by joint type and width. Window perimeters, expansion joints and through wall transitions are separate lines with separate preparation.

Terra cotta and stone units

Counted individually, by unit type and size, and split between repair in place, patch and replace. Replacement units on a historic facade carry lead time that affects the programme and therefore the access duration.

Through wall flashing and weeps

Where the repair extends far enough to expose them. Usually a survey note rather than a register line, and it belongs in the quantities.

Documents needed to price it

• The condition survey, including the elevation drawings the findings are keyed to.
• The probe report, with the probe locations identified.
• Facade drawings or historic drawings if they exist.
• The photographic record from the survey.
• Any inspection filing or report that sets the required repair timeframe, because it drives the programme.
• Sidewalk, street and neighbouring property constraints, which govern what access is even possible.

Questions facade contractors actually ask