NO. AB-110: | |
DATE: | August 21, 2024 |
SUBJECT: | Permit Review and Operations |
TITLE: | Building Façade Inspection and Maintenance |
PURPOSE: | The purpose of this bulletin is to establish policies for implementing San Francisco Existing Building Code Chapter 5F regarding building façade inspection and maintenance. |
REFERENCE: | San Francisco Building Code (SFBC), Current Edition San Francisco Existing Building Code (SFEBC), Chapter 5F, Building Façade Inspection and Maintenance – Retroactive Provisions California Historical Building Code, Current Edition American Society for Testing and Materials (ASTM) E2270-14 Standard Practice for Periodic Inspection of Building Facades for Unsafe Conditions ASTM E2841-19 Standard Guide for Conducting Inspections of Building Façades for Unsafe Conditions Code of Federal Regulations, Part 61, Secretary of the Interior’s Standards for the Treatment of Historic Properties |
BACKGROUND: | The Building Façade Inspection & Maintenance Program was established by Ordinance 67-16 which amended the 2016 San Francisco Existing Building Code to require certain San Francisco building facades be regularly inspected by a California licensed architect or engineer and maintained. The program was subsequently updated by Ordinances 97-23 and 16-24 which amended the 2022 San Francisco Existing Building Code. The inspections are meant to ensure public safety and reduce the risk of death or injury resulting from deteriorated building façade elements falling onto streets and sidewalks below. The inspection and maintenance work are to be documented in a report submitted to the San Francisco Department of Building Inspection. After the initial inspection, buildings must be inspected, and reports submitted every five years, alternating between a detailed comprehensive inspection and a general supplemental inspection. |
DISCUSSION: | San Francisco Existing Building Code Chapter 5F requires that building façades undergo initial and subsequent inspections according to a schedule based on the original construction date of a building. These inspections, as well as reporting and maintenance, are to be done as detailed in this Administrative Bulletin and in accordance with the San Francisco Existing Building Code (SFEBC). SFEBC Section 504F.1 specifies that the basis for inspection and reporting is ASTM E2270 Standard Practice for Periodic Inspection of Building Facades for Unsafe Conditions, as modified and interpreted by this Administrative Bulletin. The report due dates are as specified in SFEBC Section 503F. Facade inspections are primarily intended to identify unsafe conditions that could jeopardize public safety and to identify other conditions that could deteriorate into unsafe conditions before the next scheduled inspection. The intent of Chapter 5F is to verify that façade elements and systems are maintained to perform in accordance with the code under which they were installed or improved. |
APPLICABILITY: | All buildings that are five or more stories and of construction Type I, II, III, or IV are required to have comprehensive facade inspection and maintenance undertaken in accordance with San Francisco Existing Building Code Chapters 5F and this Administrative Bulletin. Among the buildings requiring comprehensive façade inspections, those of 15 or more stories are additionally required to have supplemental façade inspections undertaken in accordance with San Francisco Existing Building Code Chapter 5F and this Administrative Bulletin. |
I. INSPECTORS
A. Required façade inspection and maintenance shall be performed under the direct supervision of a qualified professional. The qualified professional shall be a California licensed architect or engineer, retained by the property owner. The qualified professional shall oversee all work of qualified inspectors and all reporting.
B. For inspection of buildings considered historic resources, the qualified professional shall have expertise in inspection and maintenance of historic resources. Such expertise must include a documented history of successful projects, detailed investigations of historic structures, and the preparation of recommendations or repair documents. All work must be in accordance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties: Standards for Rehabilitation.
II. INSPECTION STANDARDS AND PROCEDURES
A. To meet the requirements of SFEBC Chapter 5F, the provisions of ASTM E2270-14 Standard Practice for Periodic Inspection of Building Facades for Unsafe Conditions, shall apply as modified by this Administrative Bulletin. Subsequent revisions of ASTM E2270 may apply if specifically referenced in an updated version of this Administrative Bulletin or through a directive issued by the Department of Building Inspection.
B. Prior to inspection, the owner should check with SF Planning to determine whether the building qualifies as a historic resource. Such information is available on the SF Planning Property Information Map website at sfplanninggis.org/pim/ or by contacting the SF Planning Preservation Program staff at the Planning Information Center at 49 South Van Ness Ave, 2nd Floor, San Francisco, 628-652-7300, or pic@sfgov.org. Special requirements outlined here apply to buildings defined by SF Planning as Category A – Historic Resource Present:
1. Assessment and recommendations related to facades of historic resources shall be performed in conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties: Standards for Rehabilitation.
2. Inspection methods for historic resources shall use the least intrusive or invasive means feasible to effectively assess hidden conditions.
3. When practical, building materials removed to allow for detailed inspection shall be salvaged and reinstalled, or stored by the property owner for future reinstallation.
4. Qualified historic resources may be evaluated using the provisions in the California Historical Building Code regarding strength, performance, utilization, and other properties of archaic materials, provided that such provisions result in acceptable performance as detailed in the SFEBC and in this Administrative Bulletin.
C. Comprehensive façade inspection per SFEBC
Chapter 5F
shall be in accordance with ASTM E2270 and clarifications made in this Administrative Bulletin.
1. Comprehensive façade inspections shall be per ASTM E2270 Item 10.3 General Inspection and Item 10.4 Detailed Inspection and shall encompass 100 percent visual inspection and 25 percent tactile inspection of the exterior façades per ASTM E2270 Table A1.1.
2. The qualified professional shall assess the watertight integrity of the façade by performing a cursory interior leak survey of the exterior facades per ASTM E2270 Section 9 as well as consulting with the property owner and/or building manager regarding any locations of known water leakage or infiltration. This information may be useful in selecting locations for detailed inspection.
3. As part of a detailed inspection, probes, per ASTM E2270, Item 10.4.8, are not mandatory and need not be undertaken unless considered necessary by the qualified professional. Inspection should include careful visual inspection of external indicators of façade deterioration before probing or removing elements to observe concealed façade components.
D. Supplemental façade inspection per SFEBC
Chapter 5F
shall be in accordance with ASTM E2270, Item 10.3 General Inspection.
1. As part of a supplemental façade inspection, general inspections under Item 10.3 of ASTM E2270 shall comprise 100 percent visual inspection of the exterior glazing. The general inspection shall be a visual observation of exterior glazing system from an appropriate distance with or without magnification or remote optical devices. The qualified professional shall methodically scan façade areas and check for out-of-plane displacement, deterioration and defects of glazing elements, and for glass breakages.
2. As part of the supplemental façade inspection, detailed inspections, per ASTM E2270, Item 10.4, and interior leak survey per ASTM E2270, Item 9, are not mandatory and need not be undertaken unless considered necessary by the qualified professional conducting the inspection and reporting.
E. Remote sensing techniques, including 3-D survey, remote aerial vehicles, and other non-traditional inspection methods are considered a “means and methods” and may be deployed by the qualified professional for achieving General Inspections under Item 10.3 of ASTM E2270 and this Administrative Bulletin. All applicable laws and regulations associated with the “means and methods” for performing the inspections are the responsibility of the qualified professional. All applicable laws and regulations relating to the operation of remote vehicles and equipment must be followed.
F. Persons conducting building façade inspections are encouraged to review ASTM E2841 Standard Guide for Conducting Inspections of Building Façades for Unsafe Conditions. The document provides recommended procedures and methodologies for conducting inspections of building façades.
III. INSPECTION WAIVERS OR EXEMPTIONS
A. Procedures for obtaining a waiver of the initial comprehensive inspection based on previous inspection, maintenance work, and report are as follows:
1. To request a waiver of the initial inspection under
Chapter 5F
, Section 503F.1, Exception 2, the owner must submit all materials required in a comprehensive inspection report, as specified in this Administrative Bulletin. The request must also include documentation of the completed repairs, such as reports, plans, specifications, and building permits
2. A waiver of the initial comprehensive façade inspection may be requested and granted if the following criteria are met:
a. A comprehensive façade inspection and necessary maintenance, restoration, or replacement was performed and completed within ten years prior to the initial inspection report due date listed in Table 503F of the SFEBC for the building’s specific compliance tier.
Where only partial inspection, maintenance, restoration, or replacement was performed and completed within ten years prior to the inspection due date, the remaining facades/areas/elements are required to undergo comprehensive façade inspection to provide for a complete report that thoroughly addresses all requirements outlined in SFEBC Section 504F and ASTM E2270, and this Administrative Bulletin.
b. A complete inspection report meeting the requirements this Administrative Bulletin must be submitted, reviewed, and accepted.
c. Documentation of the scope of completed repairs, such as reports, plans and specifications, and building permits, is submitted with the inspection report.
3. Special approval of waivers of initial inspection may be approved by the Department of Building Inspection on a case-by-case basis for other reasons, such as for previously submitted reports or studies, or for work undertaken in previous phases.
B. A supplemental inspection report shall be submitted in accordance with the due dates presented in SFEBC
Chapter 5F
unless all of the following is confirmed and documented by the qualified professional in the report compliance affidavit provided in AB-110 Attachment B, each time a supplemental inspection report is due:
1. The building contains no spandrel glass.
2. The building has maintained a maintenance log documenting all glass and glazing replacement or repairs. The log shall be available for review by the qualified professional.
3. The building has no history of glass breakage within the last five years.
IV. INSPECTION REPORTS, AFFIDAVITS, AND REPORT CONCLUSIONS
A. Comprehensive inspection reports must meet the following requirements:
1. All comprehensive inspection reports shall include the Comprehensive Building Facade Inspection Report Compliance Affidavit, as provided in AB-110 Attachment A, completed and signed by both the owner and the qualified professional.
2. A comprehensive façade inspection report shall document the qualified professional’s inspection findings, observations, discussions, conclusions and recommendations as required by SFEBC
Chapter 5F
, ASTM E2270, and this Administrative Bulletin. The report shall be written and presented in a clear, well-organized and detailed manner. It shall have obvious references to photos and sources and be structured in a formal technical report format. A complete list of requirements is provided in AB-110 Attachment C Comprehensive Façade Inspection Report Submittal Preparation Checklist, along with a suggested report structure.
3. Detailed floor plans, construction details, and other detailed documentation per ASTM E2270, Item 7 are required only as necessary to undertake inspection or communicate inspection findings to the property owner or the Department of Building Inspection. Sufficient building plan information should be assembled to identify areas of inspection, locations or elements requiring maintenance work, locations of unsafe conditions and other inspection findings.
B. Supplemental inspection reports must meet the following requirements:
1. A supplemental inspection report shall consist of the Supplemental Building Façade Inspection Report and Compliance Affidavit, as provided in AB-110 Attachment B, completed and signed by both the property owner and the qualified professional, with other attachments as necessary. The supplemental inspection report shall briefly document information, observations, conclusions, and recommendations as applicable based on SFEBC Chapter 5F, ASTM E2270, and this Administrative Bulletin and attachments.
2. Where the supplemental inspection finds that the condition of the exterior glass and glazing system is classified as either Conclusion Category 1 Repair/Stabilization following Temporary Mitigation of Unsafe Conditions or Conclusion Category 2 Requires Repair, Stabilization and Maintenance, or where broken glass is identified, the report shall describe the nature and extent of repairs, maintenance, or corrective actions recommended to be performed immediately or before the next reporting period deadline. The report shall include descriptions of the conditions observed, possible cause, and recommended mitigation measures. The report shall include photographs locating and identifying the conditions. A complete list of requirements is provided in AB-110 Attachment D Supplemental Façade Inspection Report Submittal Preparation Checklist.
C. Each Comprehensive and Supplemental inspection report shall assign the overall building to one of the three report conclusion categories described below. Note that the report conclusion categories described below are distinguished from façade condition categories defined in ASTM E2270 in that, the façade conclusion categories are for categorizing the overall building, whereas the façade condition categories are for categorizing the conditions of the façade elements. An unsafe condition is not a façade inspection report conclusion category, but rather a condition that requires immediate notification and mitigation action as discussed in a subsequent section of this document.
1. Conclusion Category 1 – Repair/Stabilization following Temporary Mitigation of Unsafe Conditions:
A building in the category Repair/Stabilization following Temporary Mitigation of Unsafe Conditions has exhibited deterioration that constituted one or more unsafe conditions and has undergone actions to mitigate or repair the unsafe conditions.
The report shall identify all unsafe conditions addressed in previous mitigation as well as all other conditions that require repair, stabilization or maintenance to prevent existing deterioration from progressing to an unsafe condition before the next required inspection. The report shall recommend repair/stabilization actions to restore the building to its approved condition and a timeline for implementation of such repairs. The report shall also contain general repair and maintenance recommendations.
2. Conclusion Category 2 – Requires Repair, Stabilization and Maintenance:
A building in the category Requires Repair, Stabilization and Maintenance exhibits deterioration that, if not repaired, stabilized or maintained, could progress to an unsafe condition before the next required inspection.
The report shall identify building elements that require repair, stabilization and maintenance before the next required inspection, and shall include repair recommendations and a timeline for implementation so that the building performance meets a condition that ensures the building’s safety and compliance with applicable codes. The report should also contain general repair and maintenance recommendations.
The property owner shall follow the recommendations in the report for stabilization and repair necessary to maintain the façade.
3. Conclusion Category 3 – Ordinary Maintenance:
A building in the category Ordinary Maintenance requires on-going general repair and maintenance.
The report should make general maintenance and repair recommendations.
V. ACTIONS BY CITY FOLLOWING SUBMITTAL OF REPORTS
A. Within 60 days of receipt of a façade inspection report, the Department of Building Inspection shall review reports and notify both the owner and the qualified professional that the report is acceptable as submitted, or provide comments identifying any revisions or additional information that may be required.
B. All reports shall become part of the permanent records of the Department of Building Inspection. The Department of Building Inspection will maintain a publicly accessible database containing façade inspection reporting data and related information.
VI. PROCEDURE FOR PROCESSING BUILDING FACADE INSPECTION REPORTS
A. The owner/owner’s representative shall submit the Building Façade Inspection Report to the Department of Building Inspection for review, either:
1. By e-mail: dbi.facade@sfgov.org
2. By mail: Department of Building Inspection, Technical Service Division, 49 South Van Ness Ave, Suite 500, San Francisco, CA 94103
3. In person: Technical Services Division Key Programs Counter on the 2nd Floor of the Department of Building Inspection at 49 South Van Ness Ave, San Francisco, CA 94103.
B. Once the Department of Building Inspection has completed its review of the report, the department will issue an invoice to the owner or owner’s representative with instructions on how to make the payment. The number of plan review and administrative hours will be indicated on the invoice.
C. After all fees are paid, the property will be deemed compliant with the program compliance deadline for which the report was submitted. An acceptance letter may be requested by the owner or owner’s representative to confirm compliance with the program.
VII. NOTIFICATION AND ACTION REGARDING SIGNIFCANT DAMAGE AND UNSAFE CONDITIONS
A. Either during the normal passage of time or following an earthquake, windstorm or other cause, building facades that appear to exhibit significant damage must be inspected within 60 days of the discovery of such damage per SFEBC 503F.3. Immediate action is also required to address any unsafe conditions. Significant damage includes items that have fallen from a building or items that have cracked or dislodged to become potential falling hazards. Determination of such significant damage shall be by a qualified professional.
B. If an unsafe condition is identified at any time during the façade inspection and reporting process, the qualified professional shall immediately notify both the property owner and the Department of Building Inspection of such condition.
C. If what appears to be an unsafe condition is observed by an inspector or a qualified professional during a post-earthquake evaluation or under any other circumstance, such person shall immediately notify the Director of the Department of Building Inspection of such apparent condition. The director shall immediately arrange to have a qualified professional or other appropriate investigator evaluate the conditions. If such condition is determined to be unsafe, the owner shall be immediately contacted.
D. Immediate contact with the Department’s Building Inspection Division shall be by telephone at 628-652-3400. Notice shall also be sent to the Façade Unit by email to dbi.facade@sfgov.org. In case of emergencies such as earthquakes, other notification contact methods may be established.
E. Upon receipt of notification from the inspector of an unsafe condition, the property owner shall, as soon as reasonably possible, take action to protect the public and property. Such actions may require the owner to coordinate with various City agencies in the installation of barriers or closure of sidewalks or streets. For such coordination in an emergency to mitigate unsafe conditions, contact:
1. San Francisco Police Department – 911
2. Department of Public Works – Radio Room 415-695-2134
3. Department of Building Inspection – Building Inspections Division 628-652-3400
F. The owner shall, within 72 hours of notification of an unsafe condition, provide a mitigation plan and schedule of implementation to the Department of Building Inspection at dbi.facade@sfgov.org. The plan and schedule shall be prepared by a qualified professional engineer or architect, for the installation of protective barriers, stabilization, repair or other actions to provide temporary or long-term mitigation of all imminent hazard conditions. The mitigation plan, which shall include photographs, shall be reviewed and approved by the Director of the Department of Building Inspection. Work shall be completed within a time frame acceptable to the director but shall not exceed five days. Requests for extensions may be requested and approved on a case-by-case basis.
G. A Notice of Violation may be issued where (1) a mitigation plan is not submitted within 72-hours of reporting, and/or (2) stabilization does not occur within the agreed upon time frame in the mitigation plan. For buildings classified by SF Planning as Category A – Historic Resource Present (including Article 10 and 11 buildings), any elements removed as part of stabilizing the façade for safety shall be preserved.
H. Issuance of Emergency Orders, permits, or other City approval and actions to mitigate unsafe conditions shall be done in accordance with the San Francisco Building Code, Section 102A – Unsafe Buildings, Structures or Property, and other applicable regulations.
I. If the subject property is a historic resource, SF Planning Preservation staff shall be contacted for review and advice before the issuance of an Emergency Order or approval of any other emergency action that might impact the historic fabric.
J. The qualified professional shall notify the Department of Building Inspection at dbi.facade@sfgov.org when unsafe conditions have been mitigated.
K. Notwithstanding timely reporting and mitigation of the unsafe condition, a completed inspection report is required to be subsequently submitted within the time frame required by SFEBC Section 503F.
VIII. UNDERTAKING STABILIZATION, REPAIR AND MAINTENANCE WORK
A. Building permits and other City permits are required to undertake work as required under the San Francisco Building Code and other applicable codes and regulations. A standard building permit review and issuance process shall be followed except when expedited permit processing is requested and authorized under Administrative Bulletin AB-004, Priority Permit Processing Guidelines. Repair work shall be performed in accordance with the applicable provisions of the San Francisco Building Code.
B. SF Planning Preservation staff shall review and approve permit applications for the stabilization and repair of historic resources. For buildings that are listed as historic properties defined by SF Planning as Category A – Historic Resource Present (including Article 10 and 11 buildings), facade repair, stabilization and maintenance shall be performed in conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Buildings: Standards for Rehabilitation. Methods of repair, stabilization and maintenance for historic resources shall use the least intrusive or least invasive means feasible and shall preserve existing materials and features to the maximum extent feasible.
Qualified historic buildings may be maintained and/or repaired using the provisions in the California Historical Building Code regarding strength, performance, utilization, and other properties of archaic materials, provided that such provisions result in acceptable performance.
C. Contractors and workers engaged in façade maintenance shall be experienced and skilled in façade maintenance operations. Workers shall have training and/or on-the-job experience at least equivalent to requirements for graduation from an apprenticeship program for this occupation as approved by the Chief of the Division of Apprenticeship Standards of the California Department of Industrial Relations. Alternatively, workers may be registered apprentices working under the supervision of such trained and/or experienced workers. Compliance with this training and experience standard shall be verified by the owner, owner’s agent, or qualified professional representing the owner.
IX. ENFORCEMENT AND ABATEMENT
The Director of the Department of Building Inspection shall implement the procedures detailed in San Francisco Building Code Section 102A, Unsafe Buildings, Structures or Property, and related abatement actions when any of the requirements for façade inspection, reporting, mitigation, repair or maintenance are not met in a timely manner.
Signed by:
Patrick O’Riordan, C.B.O., 8/26/2024
Director
Department of Building Inspection
Approved by the Building Inspection Commission on 6/21/2017 and 8/21/2024