The short answer
Start from a baseline of the facade's condition, put recurring work on an annual program, schedule periodic items such as anchor certification and planned restoration across the years, sequence it around roof and other trade work, and review it every year.
Step 1: Establish the baseline
- Walk the building: glass, frames, metal and facade surfaces
- A restoration assessment to catch hard-water staining and oxidation early
- Anchor records: last inspection, last certification
- Any facade inspection your city requires for the building
Step 2: Put recurring work on an annual program
- Window cleaning at the cadence the building needs
- Pressure and soft washing of facades and hardscape
- Gutter cleaning
- Annual anchor inspection
Step 3: Schedule the periodic items
- Anchor certification: at least every 10 years, and after roof work, damage or a fall. See the 10-year certification cycle.
- Planned restoration: priority elevations first, based on the annual assessment.
- Required facade inspections, where your city has them.
- Other trades: sealant, masonry and roofing work, coordinated with the plan.
Step 4: Sequence around roof work
Reroofing can disturb anchors, which then need recertification. Put anchor work after roof work in the plan, and cleaning after both.
An example five-year view
| Year | Recurring | Planned |
|---|---|---|
| 1 | Annual program, anchor inspection | Baseline assessment; certify anchors if due |
| 2 | Annual program, anchor inspection | Restoration on the highest-priority elevation |
| 3 | Annual program, anchor inspection | Restoration on the next elevation |
| 4 | Annual program, anchor inspection | Reassess; adjust cadence on exposed sides |
| 5 | Annual program, anchor inspection | Update the plan for the next five years |
Illustrative. Your baseline sets the real sequence.
Step 5: Review every year
Compare the plan with what the building needed, move items forward or back, and carry the next five years in the budget. The exterior maintenance budget worksheet holds the numbers.
Plan the whole program with the Exterior Maintenance Planning and Budgeting guide, or share your buildings and we will turn them into a tailored annual plan and a quote.
