Cladding Consultants and
Curtain Walling Specialists

DUE DILIGENCE

Tee Technical undertake pre-purchase due diligence surveys for the purpose of identifying any significant issues that may adversely affect a client’s decision to proceed with property acquisition. Accordingly an inspection of the entire facade is undertaken to establish the general condition, the remaining service life and, most importantly, the requirement and cost of any remedial repair work required in the future.

An Executive Summary is provided within 48 hours of inspection in advance of a full report.

Tee Technical has undertaken pre-purchase due diligence surveys of approximately 50 properties including, for example, those at 10 Gresham St, Centre Point, 40 Grosvenor Place, 125 Old Broad Street, 10 Fleet Place, MEN Arena Manchester, City Tower, City Place House, IBM Southbank, 20 Gresham St, Ropemaker Place & Skandia House Southampton.

DILAPIDATIONS

Tee Technical undertake dilapidations surveys for the purpose of identifying the extent of disrepair at the end of a lease. Accordingly the inspection is of a detailed nature often reporting by way of a brief report with input into a Schedule of Dilapidations.

Tee Technical has undertaken dilapidations surveys of approximately 60 properties including, for example, Westminster City Hall, One Reading Central, Archway Tower, Ocean House Bracknell, Green Park House Croydon, One Angel Court, and 18 King William St.

CONDITION SURVEYS

Tee Technical undertake detailed condition surveys of either part or whole facades for the purposes of planned preventative maintenance as often required by asset managers. These surveys report by way of a detailed Schedule of Defects with a clearly defined requirement for remedial repairs.

Tee Technical can undertake a wide range of specialist investigations but most tend to be associated with either of the two most common defects namely rainwater ingress and/or glazing failure.

RAINWATER INGRESS

Rainwater ingress is typically a consequence of either poor workmanship in new buildings or durability failure in older buildings. Successful investigation demands a thorough technical knowledge of the system construction and a systematic approach to identifying the migratory pathways, often requiring partial dismantling of the system.

Tee Technical has undertaken rainwater ingress investigations in numerous properties. For example, at Microsoft Reading a rainwater leakage assessment of the curtain wall was undertaken by way of a visual inspection supplemented by the removal of the transom covercaps and targeted water hose testing.

A further example at 174 High Holborn where rainwater ingress was investigated by visual inspection and localised dismantling of the curtain wall system. Given the lack of fixed access provision it was necessary to access the facade utilising a combination of rope access, a cherry-picker and ultimately the erection of a temporary cradle. Thereafter a specification for remedial repairs was prepared.

GLAZING FAILURE

Glazing failure can be a consequence of a nickel sulphide inclusion, thermal stress from an edge defect, thermal stress from the inappropriate use of glazing film, impact damage or by condensation misting of double glazed units from edge seal failure.

Tee Technical has undertaken glazing failure investigations in numerous properties associated with either film backed glass, impact damaged glass, patination of solar reflective glass or nickel sulphide failure.

SPECIALIST SERVICES

Where appropriate, specialist investigations are undertaken to include:

  • Intrusive opening-up
  • Laboratory and in-situ testing
  • Borescope surveys
  • Moisture surveys
  • Thermography as a diagnostic tool

Where there is no fixed access provision or where the use of a cherry-picker is not possible Tee Technical can undertake façade inspections by industrial rope access techniques in accordance with IRATA guidelines.

Many cladding systems are now of an age and in such a poor condition that a concern of building owners is that the cladding may ordinarily require replacement. Fortunately however the various metal, rubber, glass and metal finish components have different service lives and can be replaced either in isolation or as part of a whole façade refurbishment. The remaining useful service life of a cladding system may then be extended often by up to 20 years or more.

Tee Technical can prepare a schedule of work and specification to suit the particular client requirements which may be to either protect asset value, address disrepair at lease end, to rectify rainwater leakage or simply to repair other specific defects.

The scope of work on recent projects includes the replacement of external rubber gaskets, failed sealants, misted and cracked glazing and the restoration of metal finishes.

Tee Technical has prepared specifications and schedules of works for refurbishment related activities at: Coburg House, London - durability assessment of aged curtain wall and specified scope of works for comprehensive refurbishment.

Aviation House, London – Cladding repairs and restorative clean.

100 Lower Thames St, London – Cladding repairs, window overhaul and restorative clean.

Great Sutton St, London –Specification of remedial repairs to residential windows and doors.

Harman House, Uxbridge – Inspection of curtain wall and preparation of specification for wholesale gasket replacement and restorative clean.

Tanners Drive, Milton Keynes – Leakage assessment and specification of remedial repairs to aged curtain wall.

Status Park 3 & 4, Hayes – Inspection of curtain wall and preparation of specification for wholesale gasket replacement.

Tee Technical undertake periodic inspections of cladding and glazing systems for the purpose of planned preventative maintenance or to prepare a schedule of work for remedial repair.

The durability and remaining service life of the individual cladding components is assessed and recommendations provided for remedial repair or routine maintenance necessary to keep the cladding in satisfactory repair. This is of particular importance where a lack of timely maintenance may invalidate a specialist guarantee or where a tenant could avoid a possible shock at lease end by minimising potentially costly disrepair.

Tee Technical can advise on specialist cleaning techniques and the most appropriate form of repair for all cladding components.

Tee Technical has undertaken a detailed visual inspection of the entire façade at Oceon House Bracknell to ensure a safe and functional short term life followed by the preparation of a specification for immediately required remedial repairs.