Via the Department of Buildings

The Department of Buildings recently amended the Rules and Regulations that cover the inspections of exterior facades.  The changes alter the requirments of inspections and will result in lowering the cost of high-rise inspections without compromising public safety.  The rules changes will impact the inspection of almost every high-rise building, but the extent will vary depending on the inspection history.

To summarize the changes, buildings that complete a thorough, critical examination will be allowed to continue to complete short-form inspections until a licensed architect or structural engineer identifies an unsafe condition.  Once that condition has been identified, a critical exam will have to be completed.  

The current rules require buildings to undergo critical examinations at 4-, 8-, or 12-year intervals, with short-form examinations at 2-, 4-, or 6-year intervals, respectively.  As long as buildings are certified safe by an architect or structural engineer, the more costly critical examination will not be required, but owners will have to submit a short-form report every two years, regardless of the category.

In addition, the requirements for a critical examination are changing, including a reduction in the amount of wall space that needs to be inspected.  These changes will result in lower costs for building owners, again without compromising public safety.  

View the Rules and Regulations for Exterior Wall Maintenance (.pdf)

Details on Amended Exterior Facade Inspection Ordinance

Ongoing Inspection "Short Form Only" Program

• Allow owners to choose to file Ongoing Maintenance and Repair Reports, commonly known as "Short Forms," every second year instead of filing critical examinations at 4, 8, or 12 year intervals, provided:
  •  There is a valid critical examination on file at the time of the amendment
  • Dangerous and hazardous conditions have not been identified at the building
  • The building is not vacant
• Does not require newly constructed buildings to submit an initial critical examinations, provided that dangerous and hazardous conditions have not been identified.

Critical Examination Program

• Reduce the amount of inspection coverage to a minimum of 1 representative drop spanning no less than 24 feet on each public way.
• Reports required at frequency determined by building category
  Category I buildings - constructed with exterior walls and enclosures primarily reinforced with, or in direct contact with, non-corrodible metal, have a 12-year cycle.
  Category II buildings - constructed with exterior walls and enclosures primarily reinforced with, or in direct contact with (i) corrosion resistant metal, or (ii) corrodible metal protected by flashing and corrosion-resistant metal anchors, have an eight-year cycle.
  Category III buildings - constructed with exterior walls and enclosures primarily enforced with, or in direct contact with, corrodible metal, have a four-year cycle.
  Category IV buildings - constructed with exterior walls and enclosures primarily secured to the substrate by adhesive bond or with masonry headers, have an eight-year cycle.  Mortar or cement connects the facade to the actual building structure.
• Perform ongoing inspection at 2nd, 4th or 6th year between critical examinations, depending on category.
• Required on vacant buildings every 4 years, regardless of category, for entire time building is vacant.

Frequently Asked Questions

Q:  My building was recently constructed; when is my first critical examination due?

A:  The amended Rules and Regulations do not require newly constructed buildings to perform an initial critical examination as long as dangerous and hazardous conditions have not been discovered on the facade.  The initial Ongoing Maintenance and Repair Report "Short Form" is due November 1st 2 years after first occupancy.

Q:  We did major repairs on our buidling.  Should we submit a critical examination or a Short Form?

A:  Owners qualified for and participating in the Short Form Only program can choose which format works best for their building.

Q:  How do I know if my building can participate in the "Short Form Only" program?

A:  Owners that do not have a past due critical examination are permitted to participate in the program.  To verify the filing status of your building, please email This email address is being protected from spam bots, you need Javascript enabled to view it   You will receive a response that either confirms your eligibility or details the required reports that must be submitted before you can participate in the program.

Q: The Department is now allowing the use of suspended equipment (boatswain chairs) for the critical examinations.  Are there any advantages to using scaffolding?

A:  If it is the intent of the owner to perform repairs in conjunction with the inspection, scaffolding must be used.

Q:  Can I submit my report electronically?

A: Two paper copies of each report are required.

Q: Can I get an extension for submitting my report?

A:  Rule 10 of the Rules and Regulations outlines the process for requesting an extension.

For more information about the amended facade ordinance or facade inspection reports, please call Allison Sullivan at 312.743.3522.