The Material Risks Lurking in Your Exterior: What Managing Agents Should Know

1. Combustible Cladding

Perhaps the most high-profile risk in recent years, combustible cladding materials—especially those used in high-rise buildings—can pose a serious fire hazard. Aluminium Composite Material (ACM) and High-Pressure Laminate (HPL) cladding have both come under scrutiny in the wake of the Grenfell Tower fire.

Pro Tip: Conduct a Fire Risk Assessment that specifically addresses cladding. If remediation is needed, explore government funding schemes such as the Building Safety Fund or the Cladding Safety Scheme to offset costs. At the same time, consider how your choice of replacement materials and surface treatments helps you meet wider ESG and LEED goals. Opting for non-combustible, low-impact coatings and certified materials can not only improve fire safety but also support sustainability targets and reduce long-term maintenance costs.

2. Spalling Concrete

Spalling—when concrete cracks and flakes away—is not only an eyesore but a structural warning sign. It often indicates that the steel reinforcements within the concrete are corroding, usually due to water ingress.

Pro Tip: Spot the early signs (rust stains, cracking) during routine inspections. Schedule patch repairs before corrosion spreads. Proactive maintenance can be five to ten times cheaper than structural overhauls.

3. Failed Sealants and Movement Joints

Sealants may seem minor, but they play a key role in waterproofing and thermal insulation. When they fail, water seeps in—leading to rot, mould, and internal damage.

Pro Tip: Check sealants annually, particularly around windows, balconies, and expansion joints. Replacing sealant is relatively inexpensive and far cheaper than addressing internal damp.

4. Loose Render or Pebbledash

Aesthetic finishes like render and pebbledash can conceal serious issues beneath the surface. Cracks or bulges can allow moisture in, leading to damp, decay, and detachment risks.

Pro Tip: Don’t rely on visual checks alone—use a tap test to identify hollow-sounding sections. Early patch repair of render is economical and prevents larger failures down the line.

5. Cracked or Dislodged Masonry

Over time, brickwork and pointing can deteriorate due to freeze-thaw cycles or ground movement. Cracked masonry is not just a cosmetic concern—it can weaken the structure and pose safety hazards. In older buildings, these cracks may also expose or disturb asbestos-containing materials, which were sometimes used in exterior construction elements such as soffits, panels, or pipe insulation.

Pro Tip: Arrange for a structural engineer or qualified surveyor to assess visible cracking. If your building was constructed before 2000, consider commissioning an Asbestos Refurbishment and Demolition Survey before any invasive works begin. Repointing or replacing bricks in isolated sections is vastly more affordable than major façade reinforcement—or managing asbestos contamination—later.

6. Blocked or Damaged Rainwater Goods

Gutters, downpipes, and drainage systems are often out of sight and out of mind—until they overflow or fail. Blocked or damaged rainwater goods can cause water to track into the building envelope.

Pro Tip: Schedule biannual cleaning, especially in autumn and spring. Install inexpensive leaf guards and downpipe strainers to prevent buildup. Prevention here costs pennies compared to the price of water damage remediation.

7. Balcony Corrosion and Failures

Balconies are often made with steel frames and supports that are vulnerable to corrosion, especially where drainage is poor. Loose railings or rusting fixings can present serious safety liabilities.

Pro Tip: Inspect balcony fixtures regularly and ensure water is draining properly. Minor rust can be treated if caught early enough, helping to avoid full replacement costs.

8. Inadequate or Outdated Insulation

Old or insufficient exterior insulation not only leads to high energy bills but can also contribute to condensation, damp, and thermal bridging—particularly in cavity wall systems.

Pro Tip: Have a qualified assessor perform a thermal imaging survey in colder months. These are affordable and pinpoint exactly where insulation is failing. Partial upgrades can often be targeted rather than redoing the entire exterior.

9. Surface Contaminants and Urban Grime

City-based buildings, especially those near busy roads, are vulnerable to smog, smoke, grease, and general grime accumulating on exterior surfaces. Over time, these contaminants can cause permanent staining, degrade finishes, and increase maintenance costs.

Pro Tip: Consider applying photocatalytic surface protection for residential use to break down organic pollutants like fingerprints, grease, smoke, and grime, reducing the frequency of professional cleanings and helping to maintain asset value over time.

10. Facade Access Hazards

The very act of inspecting or repairing a building’s exterior can present safety risks. Makeshift scaffolding, unsafe ladders, or unqualified workers can endanger both operatives and residents.

Pro Tip: Always use contractors with up-to-date accreditation (e.g., PASMA, IPAF). For regular maintenance, consider installing anchor points for safer rope access—this may have a higher upfront cost but can reduce future access expenses.

Final Thoughts

As a managing agent, you’re tasked with protecting both people and property—often on tight budgets and within narrow timeframes. Recognising the material risks hidden in your building’s exterior is the first step. Acting on them early is what prevents minor issues from becoming dangers for residents, legal liabilities, or massive financial drains.

Fortunately, most of these risks are manageable with routine inspection, informed product choices, and preventative maintenance. By staying ahead of deterioration and leveraging cost-saving strategies, you’ll not only extend the lifespan of the building but also demonstrate clear value to leaseholders and residents.

Your exterior might be out of sight for most, but it should never be out of mind.

Liz Whittaker is a marketing professional with an MBA from Columbia Business School and extensive experience across multiple industries.