Cladding Condition Survey
Professional Cladding Assessment For UK Commercial & Industrial Buildings
A cladding condition survey is the essential first step in any cladding refurbishment or replacement project. Forti Nova's approved applicators carry out comprehensive cladding surveys, identifying defects, mapping deterioration and recommending appropriate remediation strategies.
What Is A Cladding Condition Survey?
A cladding condition survey is a professional inspection of commercial or industrial cladding to assess its current condition, identify defects, and determine appropriate remediation options. The survey examines all cladding elevations, penetrations, abutments and fixings using close-range inspection methods.
Visual Inspection
Close-range examination of all cladding elevations using MEWP, scaffolding or rope access.
Substrate Testing
Adhesion testing, coating thickness measurement and corrosion assessment.
Comprehensive Report
Photographic evidence, problem mapping and system recommendations.
Typical Problems Identified
Cladding surveys identify a wide range of defects. The following problems are commonly documented during survey inspections.
Faded Cladding
UV-driven colour loss affecting appearance and compliance. Survey documents fading extent and remaining coating performance.
Learn MoreCut Edge Corrosion
Progressive corrosion at sheet edges — the leading structural risk. Survey maps corrosion extent across all elevations.
Learn MoreFailed Coatings
Delamination, flaking or blistering of factory-applied coatings. Survey assesses adhesion and substrate exposure.
Learn MoreChalking Coatings
Powdery binder breakdown indicating UV degradation. Survey measures remaining film thickness and adhesion.
Learn MoreRust Staining
Brown/orange discolouration indicating active corrosion sources. Survey identifies fixing or edge corrosion.
Learn MoreWater Ingress
Water penetration through cladding — critical issue requiring urgent assessment. Survey traces ingress routes.
Learn MoreCladding Condition Assessment Framework
Professional cladding surveys distinguish between appearance issues and performance issues. The following proof blocks demonstrate how observed conditions are interpreted to determine whether refurbishment is viable or whether replacement is necessary.
Observed Condition
Chalking finish with powdery surface residue
Likely Cause
UV degradation of coating binder. Pigment remains but protective function reduced.
Commercial Impact
Appearance degradation and increased maintenance burden. Substrate may remain protected.
Potential Response
Condition assessment to determine whether refurbishment remains viable. Over-coating opportunity before substrate exposure.
Observed Condition
Cut edge corrosion affecting 30-50% of elevations
Likely Cause
Progressive coating failure at sheet edges allowing substrate corrosion.
Commercial Impact
Structural deterioration accelerating. Replacement costs increasing if intervention delayed.
Potential Response
Further investigation recommended to determine the extent of corrosion and remaining substrate condition before any remediation options are considered.
Observed Condition
Water tracking at cladding laps with internal staining
Likely Cause
Sealant failure or coating breakdown at lap seams allowing water ingress.
Commercial Impact
Internal asset damage risk. Operational disruption possible. Liability risk if left unmanaged.
Potential Response
External investigation to confirm ingress route. Internal scope cannot be determined until source is identified. Further assessment recommended before specification.
Observed Condition
Faded colour with intact coating film
Likely Cause
UV-driven pigment degradation. Coating film thickness remains adequate.
Commercial Impact
Appearance-led concern. Compliance risk if corporate colours mandated. Weatherproofing may remain intact.
Potential Response
Adhesion testing recommended to confirm substrate bond. Condition assessment to determine whether any intervention is appropriate at this stage.
Observed Condition
Rust staining at fixing heads on internal liners
Likely Cause
Fixing corrosion allowing water tracking along fixing shanks.
Commercial Impact
Multiple ingress routes may be developing. Internal environment affected.
Potential Response
Investigation to confirm ingress routes and extent. Further assessment recommended before any specification decisions are made.
Observed Condition
Delamination of factory coating in large sheets
Likely Cause
Inter-coat adhesion failure or substrate corrosion undermining coating.
Commercial Impact
Substrate exposure risk. Deterioration may accelerate. Underlying substrate condition cannot be confirmed without further investigation.
Potential Response
Substrate condition assessment recommended. Preparation requirements and suitability for any further works cannot be confirmed without investigation. Replacement suitability should also be considered.
Observed Condition
Sealant failure at window and door abutments
Likely Cause
UV degradation and thermal cycling causing sealant separation from substrate.
Commercial Impact
Potential ingress routes at penetrations. Internal water damage possible.
Potential Response
Further investigation to confirm whether ingress is active. Sealant condition assessment recommended. Movement joint review may be required before specification.
Observed Condition
Impact damage at loading bay cladding panels
Likely Cause
Mechanical damage from vehicle movement or loading operations.
Commercial Impact
Localised substrate exposure. Water ingress and corrosion risk at damage points.
Potential Response
Condition assessment of damaged panels recommended. Extent of substrate exposure and corrosion risk should be investigated before any remediation scope is agreed.
Observed Condition
Graffiti or chemical staining on coated surfaces
Likely Cause
Intentional marking or chemical spillage. Coating may be degraded beneath stain.
Commercial Impact
Appearance degradation. Potential coating failure if chemical attack evident.
Potential Response
Cleaning trial to assess coating integrity. Further investigation recommended if chemical attack is suspected beneath staining.
Observed Condition
Thermal movement cracks at long runs
Likely Cause
Restraint at fixed points causing coating and substrate cracking through thermal cycling.
Commercial Impact
Recurring ingress route possible. Seasonal movement may cause repeat failure.
Potential Response
Movement assessment recommended before any remediation is proposed. Standard coating alone may not be sufficient. Further investigation required.
Observed Condition
Bird nesting at eaves and penetrations
Likely Cause
Access points at eaves allowing bird entry. Nesting material blocking drainage.
Commercial Impact
Biosecurity risk. Drainage performance may be reduced. Accelerated deterioration at access points possible.
Potential Response
Pest exclusion assessment recommended. Drainage clearance and condition monitoring before further decisions are made.
Observed Condition
Surface corrosion on aluminium cladding (white oxidation)
Likely Cause
Aluminium oxide formation through weathering. Protective function may be reduced.
Commercial Impact
Appearance degradation. Substrate protection may be compromised. Further deterioration possible.
Potential Response
Substrate assessment recommended to determine extent of oxidation. Specialist coating specification review may be required. Primer compatibility should be assessed before any coating works.
Observed Condition
Composite panel joint sealant failure
Likely Cause
Sealant degradation through UV exposure and thermal movement.
Commercial Impact
Water ingress at joints. Insulation moisture risk. Thermal performance degradation.
Potential Response
Joint condition assessment recommended. Insulation moisture survey recommended if water ingress is suspected. Remediation scope cannot be agreed until investigation is complete.
Observed Condition
Copper or aluminium staining from adjacent materials
Likely Cause
Galvanic reaction or run-off from dissimilar metals above cladding.
Commercial Impact
Appearance degradation. Potential substrate corrosion if run-off continues.
Potential Response
Source identification recommended as a priority. Stain removal trial to assess coating condition beneath staining. No further scope agreed until source is confirmed and isolated.
Observed Condition
Mould or algae growth on north-facing elevations
Likely Cause
Moisture retention and limited UV exposure allowing biological growth.
Commercial Impact
Appearance degradation. Potential coating degradation beneath growth. Health & safety concerns in sensitive environments.
Potential Response
Biocidal cleaning assessment recommended. Shading and moisture retention conditions should be documented. No coating scope agreed until coating integrity beneath growth is confirmed.
Cladding Survey Process
Desktop Review
Pre-survey review of building age, cladding type, previous works and known issues. Satellite imagery assessed where available.
External Inspection
Close-range inspection of all cladding elevations using MEWP, scaffolding or rope access. All penetrations and abutments examined.
Internal Inspection
Internal inspection to identify water ingress routes, condensation issues and insulation problems not visible externally.
Substrate Testing
Adhesion testing, coating thickness measurement, corrosion assessment and substrate condition verification.
Drone Survey (Where Applicable)
High-resolution aerial photography for tall buildings, multi-elevation sites or inaccessible areas.
Report & Recommendations
Comprehensive report with photographic evidence, problem mapping, system recommendations and budget estimates.
Building Types Surveyed
Warehouses & Distribution Centres
Large-span profiled steel cladding, typically 5,000-50,000+ m². UV fading and cut edge corrosion common.
Manufacturing Facilities
Mixed substrate cladding with chemical exposure risks. Vibration and thermal cycling effects assessed.
Retail Parks & Commercial Units
Appearance-led cladding with brand colour requirements. Trading-hour constraints typical.
Logistics Buildings
High-elevation cladding with operational constraints. MEWP-based survey methodology standard.
Office Buildings
Composite panel or profiled steel cladding with aesthetic requirements. Occupied building constraints.
Public Sector Buildings
Schools, hospitals and government buildings with budget and programming constraints.
Systems Commonly Specified
Liquid Rubber SprayGrade
- Large-area refurbishment
- Broad substrate compatibility
- Budget-efficient refurbishment
- Waterproofing-led specifications
Warranty: 15-year product warranty
View SystemProkol TopSpray 35
- Appearance-led refurbishment
- Colour restoration & RAL matching
- Premium specifications
- Long-term warranties (up to 25 years)
Warranty: Up to 25-year warranty pathways
View SystemRocathaan Hotspray PA 260-FR
- Specialist polyurea waterproofing
- Technically demanding specifications
- Long-term certification (up to 35 years)
- KIWA-certified systems
Warranty: Up to 35-year warranty pathways
View SystemProFix
- Localised repairs
- Cut edge corrosion treatment
- Emergency leak containment
- Penetration detailing
Warranty: Up to 10-year protection
View SystemWho This Service Is For
Cladding condition surveys are commissioned by asset managers, facilities managers and building owners who need an objective assessment of cladding condition before making refurbishment or replacement decisions.
Asset Managers
Surveys provide factual data for capital expenditure planning and lifecycle forecasting across commercial property portfolios. Accurate condition data enables budget allocation at the correct level.
Facilities Managers
Investigating visible deterioration, active leaks or cladding performance issues. Surveys identify root causes and recommend remediation — so reactive spend is directed correctly.
Building Owners
Commissioning surveys before property transactions, at lease events, or as part of planned maintenance programmes. Survey findings inform negotiation and specification decisions.
Related Applications & Resources
Commercial Cladding Refurbishment
What happens after a survey confirms cladding is suitable for refurbishment.
Cladding Refurbishment vs Replacement
Decision framework for when refurbishment is appropriate versus replacement.
Cut Edge Corrosion
Technical guide to identifying and treating cut edge corrosion on profiled steel cladding.
Faded Cladding Guide
Causes, assessment and over-coating options for UV-faded commercial cladding.
Failing Roof Coatings
How to identify coating failure and determine the appropriate remediation pathway.
Commercial Roof Survey
Combined roof and cladding survey services for whole-building assessments.
Cladding Survey: Frequently Asked Questions
What Is A Cladding Condition Survey?
A cladding condition survey is a professional inspection of commercial cladding to assess its current condition, identify defects, and determine appropriate remediation options. The survey examines all cladding elevations, penetrations, abutments and fixings. Internal inspection is also carried out to identify water ingress routes. The survey produces a comprehensive report with photographic evidence, problem mapping, system recommendations and budget estimates.
Why Commission A Cladding Survey?
Building owners commission cladding surveys for: proactive asset management (identifying issues before critical), reactive response to leaks or deterioration, budget planning for capital expenditure, due diligence before property transactions, lease or insurance compliance, and specification development for refurbishment projects. A professional survey provides the factual basis for all subsequent decisions.
How Does A Cladding Survey Work?
A cladding survey follows a structured process: (1) Desktop review of building information; (2) External inspection using MEWP, scaffolding or rope access; (3) Internal inspection to identify ingress routes; (4) Substrate testing including adhesion and coating thickness measurement; (5) Drone survey where applicable; (6) Report production with recommendations. Methodology is adapted to building type and constraints.
What Happens During A Cladding Inspection?
During a cladding inspection, the surveyor examines: • Coating condition — fading, chalking, delamination, flaking • Fixing condition — corrosion, sealant failure, loosening • Lap and seam condition — sealant failure, water tracking • Penetrations — windows, vents, doors and all potential ingress points • Abutments and flashings — sealant failure, mechanical damage • Internal surfaces — water staining, condensation, insulation issues All findings are documented with photographs and measurements.
How Do You Assess Cladding Condition?
Cladding condition is assessed through: • Visual examination — identifying surface defects • Tactile examination — assessing coating adhesion • Adhesion testing — measuring coating bond strength • Coating thickness measurement — determining remaining film thickness • Corrosion assessment — measuring substrate thickness loss • Water ingress tracing — identifying entry points Assessment methodology is adapted to cladding type and client requirements.
How Do You Identify Cut Edge Corrosion?
Cut edge corrosion is identified through close-range inspection of sheet edges. The surveyor looks for: brown/orange rust staining at edges, coating delamination tracking from edges, visible corrosion product, reduced sheet thickness (measured using ultrasonic gauges), and water tracking along laps. Advanced corrosion may show perforation. Drone photography helps identify patterns across large areas.
How Do You Identify Coating Failure?
Coating failure is identified through: delamination (coating lifting from substrate), flaking (coating breaking into fragments), blistering (bubbles beneath coating), through-cracking (cracks through full thickness), inter-coat adhesion failure (layers separating), and substrate exposure (bare material visible). Surveyor assesses failure extent as percentage of total area and determines whether remaining coating can support refurbishment.
How Do You Identify Water Ingress?
Water ingress is identified through combined external and internal inspection: • External inspection identifies potential entry points — failed sealants, corroded fixings, failed flashings • Internal inspection traces water staining back to external entry points • Moisture detection identifies trapped moisture • Dye testing can confirm water tracking routes where needed Identifying the actual entry point is critical. Water often appears internally far from where it enters the building.
What Happens After A Cladding Survey?
After a cladding survey: (1) Survey report production with photographic evidence and recommendations; (2) Client review and clarification; (3) System specification development based on recommendations; (4) Budget estimate refinement; (5) Programme planning considering weather and operations; (6) Contractor selection through approved applicator network; (7) Pre-contract meeting; (8) Programme commencement. The survey report is the foundation for all decisions.
How Do Surveys Reduce Capital Expenditure?
Cladding surveys reduce capital expenditure through: • Early defect identification — lower cost than reactive repairs • Accurate condition assessment — prevents over-specification • Refurbishment suitability assessment — identifies cost-effective alternatives to replacement • Phased programme planning — spreads expenditure over budget cycles • Portfolio-wide surveys — enables bulk procurement efficiencies • Lifecycle planning — extends service life, deferring replacement costs A professional survey is a small investment saving significant capital expenditure.
How Can Surveys Extend Building Life?
Surveys extend building life through proactive intervention: • Identifying coating degradation before substrate exposure — allowing timely over-coating • Detecting corrosion before perforation — enabling treatment rather than replacement • Tracing water ingress before structural damage — preventing corrosion acceleration • Documenting drainage defects — preventing structural stress from ponding • Planning refurbishment before catastrophic failure — extending service life by 15–35 years
Can Cladding Be Refurbished Instead Of Replaced?
In many cases, yes — but only if the existing substrate remains structurally sound. Refurbishment is appropriate when: coating degradation is cosmetic or superficial, corrosion is localised and treatable, water ingress is through coating defects (not structural failures), and the cladding profile is intact. Refurbishment is not appropriate when: sheets have perforated, structural integrity is compromised, or fire/thermal upgrades are mandated. The survey determines suitability.
How Much Does A Cladding Survey Cost?
Cladding survey cost depends on cladding area, complexity, access requirements and survey depth. Basic visual surveys are less expensive than comprehensive surveys including substrate testing and drone photography. Access requirements (MEWP hire, scaffolding) significantly influence cost. Multi-building estates benefit from economies of scale. Survey cost is typically a small percentage of total project value but provides the factual basis for all decisions.
How Do I Arrange A Cladding Survey?
To arrange a cladding survey, submit a request through the Forti Nova assessment form or contact the technical team. Provide building details (address, cladding type, approximate area, known issues), access constraints (operational hours, height restrictions), and survey objectives. An approved applicator will contact you to discuss requirements, arrange access, and confirm survey scope. You will receive a comprehensive report with recommendations.
What Systems Are Recommended After Survey?
System recommendations depend on survey findings: Liquid Rubber SprayGrade for large-area, budget-efficient refurbishment; Prokol TopSpray 35 for appearance-led, premium specifications; Rocathaan Hotspray for specialist polyurea waterproofing; and ProFix for localised repairs and cut edge treatment. The survey report specifies appropriate systems based on substrate condition, project objectives and warranty requirements.
Request A Cladding Survey
Professional cladding surveys provide the factual basis for all refurbishment decisions. Submit your details and a Forti Nova approved applicator will contact you.