Checklist

Facade Inspection Checklist: What Inspectors Look For on Singapore Buildings

Updated 13 October 2026 · SG Drone Inspections

A facade inspection is a systematic search for anything on the outside of a building that is deteriorating or could fall. This checklist sets out the main elements an inspector examines, the warning signs for each, and why they matter in Singapore's hot, wet climate. It is useful background whether you are preparing for a Periodic Facade Inspection or simply want to understand your building.

Why Singapore Facades Deteriorate

Singapore's climate is hard on building exteriors. Strong sun heats facades every day and heavy rain cools them suddenly, so materials expand and contract constantly. High humidity and frequent rain drive moisture into cracks and joints, and coastal air carries salt that speeds up corrosion of steel. Over 20 years or more, these stresses loosen finishes, break down sealants and corrode embedded steel.

The Checklist

Element	Warning signs	Why it matters
Wall tiles	Cracked, missing or bulging tiles; hollow sound when tapped; stained or open grout lines	Debonded tiles can fall without visible warning
Plaster and render	Cracks, bulges, hollow areas, flaking paint over damp patches	Large pieces of render can detach
Concrete	Cracks, rust stains, spalling (broken-off concrete), exposed reinforcement	Corroding steel expands and pushes concrete off
Cladding panels	Displaced or misaligned panels, gaps, corroded or missing fixings	A failed fixing can release a whole panel
Curtain wall and glazing	Cracked glass, failed or missing gaskets, perished structural sealant, water marks inside	Glass and frames depend on sealants and fixings that age
Sealant joints	Cracking, hardening, loss of adhesion, gaps	The main route for water to enter the wall
Windows	Loose or corroded rivets and hinges, worn friction stays, damaged frames	Falling windows are a known hazard in Singapore
Projections and fixtures	Corroded air-conditioner brackets, loose sunshades, signage, planter boxes, light fittings	Attachments added after construction are often poorly fixed
Parapets and roof edges	Cracks, loose copings, vegetation growth	Edges are exposed to the worst weather
Signs of water	Streaking, efflorescence (white salt deposits), algae, damp patches	Show where water is getting in, often before visible damage

How Findings Are Classified

Inspectors usually sort findings by urgency so that owners can prioritise. The exact categories depend on the Competent Person and the report format, but they typically follow this pattern:

Unsafe — could fall or fail soon. Needs immediate safety measures, such as cordoning the area below, and urgent repair.
Requires repair — deterioration that will get worse and should be rectified within a set period.
Monitor — minor defects to be recorded and checked again at the next inspection.

How Each Defect Is Found

No single method finds everything, which is why inspections combine several:

Visual inspection, from the ground, from height or from close-range photographs, finds cracks, stains, missing elements and corrosion.
Tap testing with a hammer or sounding tool finds hollow, debonded tiles and render. It needs physical access to the wall.
Thermal imaging can show debonded finishes and trapped moisture as temperature differences, helping decide where to tap-test. See our guide to what thermal imaging detects.

Simple Checks Owners Can Make Between Inspections

Look for new cracks, stains or bulges from the ground after heavy rain.
Check that windows open and close smoothly, with rivets and hinges intact and no corrosion.
Check air-conditioner brackets and other fixtures you are responsible for.
Report fallen debris, even small pieces, to the MCST or building manager straight away.
Keep a dated photo record of anything that changes.

These checks do not replace a professional inspection, but they help catch problems early.

Frequently Asked Questions

What is the most common facade defect in Singapore?

Debonded tiles and render, cracks and spalling concrete, and failed sealant joints are among the most frequently reported defects on older buildings.

Can you see a debonded tile from the outside?

Often not. A tile can look intact while being detached from the wall behind. Tap testing or thermal imaging is needed to find hollow areas.

What does efflorescence on a wall mean?

White salt deposits show that water is moving through the wall and evaporating at the surface. The water source should be investigated.

Who is responsible for windows in a condominium?

It depends on the development's by-laws. Windows within a unit are commonly the unit owner's responsibility, while the external walls are common property managed by the MCST.

Sources and Further Reading

This article is general information, not legal or engineering advice. Regulations change; check the current requirements with BCA or a Competent Person before acting.