Terminology & compliance note. In the strict Singapore sense, “facade inspection” refers to Periodic Facade Inspection (PFI) — the statutory regime under the Building Control (Periodic Inspection of Buildings and Building Facades) Regulations 2021, administered by BCA. A statutory PFI must be planned, directed and certified by a registered Competent Person (CP) appointed by the building owner. Where this article uses “facade inspection” in a general sense, the statutory equivalent is PFI; ad-hoc surveys outside the regulations are properly described as facade condition checks or PFI support.
Our role. Facade Inspection Singapore (operated by Ezzogenics) is a Singapore work-at-height contractor. We provide close-range access support, rope-access / height-access support, visual and photographic documentation, tapping checks, defect recording, condition checks and repair / rectification support. We do not act as the appointed CP, nor do we independently certify PFI compliance or replace the CP, consultant or QP. Where statutory inspection is involved, our contractor support is coordinated under the CP / consultant / QP’s direction.
Curtain wall inspection in Singapore is important for modern buildings with glass-and-aluminium facade systems. These systems may look strong and clean from the outside, but every curtain wall is made of mullions, transoms, gaskets, sealants, brackets and glass panels, and every one of these components has a finite service life.
A serious curtain wall inspection Singapore process is the difference between catching a tired EPDM gasket early and dealing with a panel or component failure later.
This guide explains what curtain walls are made of, how the three main systems differ, common defects a BCA Competent Person should look for, and the regulatory context the inspection sits inside.
What Is a Curtain Wall?
A curtain wall is a non-load-bearing facade hung off the structural floor slabs. The system carries its own dead load plus wind load, transfers it through brackets to the structure, and must accommodate building movement without cracking the glass or shearing the seals.
Curtain walls are common on Grade A office towers, hotels and prestige residential blocks across Singapore.
Types of Curtain Wall Systems
There are three main curtain wall system architectures that a facade inspector may encounter.
Stick Curtain Wall
A stick curtain wall is installed piece by piece on site. Mullions and transoms are installed first, then glass and spandrel panels are glazed in.
This system is flexible to detail, but it is also more labour-intensive and more dependent on site weather conditions.
Semi-Unitised Curtain Wall
In a semi-unitised curtain wall, mullions are installed on site, but glazed panels are pre-assembled in the factory.
This gives better quality control than a fully site-assembled system, while still allowing some flexibility during installation.
Unitised Curtain Wall
A unitised curtain wall uses full storey-height panels that are factory-assembled with mullions, transoms, glass and spandrels before being hoisted into place.
This system is common on tall towers because it offers better weather control, installation speed and factory quality control.
Curtain Wall Components a Facade Inspector Must Check
Across all three systems, the inspector must individually verify the following components.
Aluminium Mullions and Transoms
Mullions and transoms form the main aluminium frame of the curtain wall. The inspector checks for visible distortion, misalignment, loosening and movement.
Vision Glass and Spandrel Glass
The inspector checks vision panels and spandrel panels for cracking, looseness, movement, condensation staining and signs of thermal or moisture-related damage.
Gaskets and Sealants
Gaskets and sealants are critical to water tightness and air tightness. Their condition should be recorded systematically across each elevation.
Fire Safing at Slab Edges
Fire safing at slab edges is part of the curtain wall’s fire performance. SCDF states that the Fire Code is a key reference for Qualified Persons, architects and engineers designing fire-safe buildings in Singapore.
Flashings and Floor Brackets
Flashings and floor brackets help manage water, movement and load transfer. Corrosion, loosened mechanical fixings or movement at brackets should be treated seriously.
Performance Criteria for Curtain Walls
A curtain wall is engineered to perform across six main areas.
Aesthetic Performance
The facade should remain visually consistent, properly aligned and free from obvious defects such as missing capping, uneven panels or visible distortion.
Structural Integrity
The wall must continue to withstand dead, wind and live loads. It must also accommodate building movement, including structural settlement at brackets.
Inspection focus areas include angle plate and channel connections at floor brackets, evidence of deflection or rotation at support points, and visible distortion of mullions or transoms.
Water Tightness and Air Seal
Water ingress and air infiltration are usually the failures owners notice first because they show up inside the building.
Pressure equalisation is the design strategy used to keep wind-driven rain out of the cavity. The inspector should know whether the wall is a face-sealed or pressure-equalised design and look for symptoms appropriate to each system.
Acoustic and Thermal Performance
Heat gain and loss, glare, condensation and acoustic leakage are inspectable. Verification starts with original drawings and prototype test reports, then moves to on-site checks for missing capping, displaced gaskets and condensation staining.
Common Curtain Wall Defects
The defect set repeats across buildings and forms the substance of most close-range curtain wall inspection findings.
Frame and Panel Defects
Common frame and panel defects include:
- Misaligned or loose transoms
- Missing capping
- Cracked or loose window panels
- Dangling windows
- Broken hinges at openable units
Misaligned or loose transoms are usually traceable to bracket fatigue or thermal cycling. Missing capping exposes screw fixings and gaskets to UV and water.
Gasket and Sealant Defects
Common gasket and sealant defects include:
- Loose or compressed EPDM or silicone gaskets at the panel edge
- Cohesive failure in structural sealant
- Adhesion failure at the substrate
- Three-sided adhesion caused by missing backer rod
- Improper width-to-depth ratio
For structural glazing, sealant failure is the failure of the system. The inspector should record sealant condition systematically across each elevation.
Setting Block, Spandrel and Stack Joint Defects
Common defects include:
- Setting blocks displaced or compressed at the bottom of the vision panel
- Spandrel panel insulation showing thermal scarring or moisture damage
- Stack joints showing cohesive sealant failure
- Debris accumulation at horizontal expansion joints
Stack joints are the horizontal expansion joints at every typical floor, so their condition matters for movement and weather resistance.
Bracket and Embedded Item Defects
Common bracket-related defects include:
- Corrosion at floor brackets
- Dissimilar metal corrosion
- Loosened mechanical fixings between bracket and slab edge
- Movement evidence at the angle plate
Visible corrosion at exposed brackets should be treated as a red flag, especially at lower floors where chloride and ground-level pollutants may concentrate.
Inspection Methods for Curtain Walls
A proper curtain wall inspection Singapore process blends remote, direct, tactile and internal inspection techniques.
Remote Visual Inspection
Remote visual inspection may use:
- High-resolution camera
- Drone inspection
- Infrared thermography
Drone inspection is especially useful for super-tall towers and irregular facade geometries.
Direct Visual and Close-Range Inspection
Close-range inspection may be carried out from a BMU, gondola, MEWP or rope access.
The inspector should check every typical detail, including mullions, transoms, stack joints, spandrels and capping.
Tactile Inspection
Tactile inspection may include gentle hand pressure to confirm panel restraint, gasket compression checks and sealant probing.
Internal Inspection
Internal inspection includes checking common areas, plant rooms and units for water staining at sill level and condensation at frame transitions.
For Singapore’s climate, infrared thermography is especially useful for detecting thermal anomalies that may indicate insulation displacement behind spandrel panels or air leaks at gaskets.
Singapore Regulatory Context for Curtain Wall Inspection
Curtain walls are within the scope of “facade” under Singapore’s periodic facade inspection framework. BCA’s PFI regime is intended to help building owners detect and address facade issues early, and the owner is responsible for appointing a Competent Person to conduct the inspection.
The SCDF Fire Code 2023 is relevant for spandrel-zone fire stopping at slab edges and fire-safe building design.
The Workplace Safety and Health framework also applies to access methods such as gondolas, MEWPs and rope access. MOM states that the WSH Act is Singapore’s key legislation for workplace safety and health and took effect from 1 March 2006.
Common Red Flags During Curtain Wall Inspection
A facade inspector should pay close attention to:
- Hardened or chalking external sealant
- Gaskets sitting proud or visibly displaced from their groove
- Missing or cracked capping on stick systems
- Misaligned transoms
- Water staining inside at sill level
- Condensation patterns on spandrel panels
- Visible corrosion at exposed brackets
Even a 1–2 mm offset at transoms may indicate bracket movement.
What Building Owners Should Do Next
If your tower has a curtain wall older than 15 years and has not had a comprehensive inspection, the right starting point is a desktop review of the original shop drawings and the BMU access design.
This should be followed by a remote visual sweep to flag the worst elevations. From there, a Competent Person can size the close-range coverage to where the risk actually is, typically the southern and western elevations that take the worst UV and thermal cycling.
Conclusion
Curtain wall inspection in Singapore is essential for buildings with glass-and-aluminium facade systems. A proper inspection checks mullions, transoms, glass panels, spandrels, gaskets, sealants, stack joints, brackets and fire-safing details.
For building owners and managers, early inspection helps detect water ingress, sealant failure, bracket corrosion, gasket displacement and panel movement before they become serious facade safety risks.
FAQ About Curtain Wall Inspection Singapore
What is curtain wall inspection Singapore?
Curtain wall inspection Singapore refers to the inspection of glass-and-aluminium facade systems, including mullions, transoms, gaskets, sealants, brackets, glass panels and spandrel zones.
Who should carry out curtain wall inspection?
A BCA Competent Person or qualified facade inspector should carry out the inspection, especially when the building falls under the BCA periodic facade inspection regime.
What are common curtain wall defects?
Common defects include misaligned transoms, missing capping, loose or compressed gaskets, sealant failure, cracked panels, displaced setting blocks, water staining, condensation and bracket corrosion.
Why do curtain wall sealants fail?
Curtain wall sealants may fail because of UV exposure, ageing, improper application, excessive joint movement, poor surface preparation or missing backer rod.
What is the difference between stick and unitised curtain wall?
A stick curtain wall is assembled piece by piece on site. A unitised curtain wall is factory-assembled in larger panels before being hoisted into place.
Is water leakage a sign of curtain wall failure?
Water leakage can indicate gasket failure, sealant failure, poor pressure equalisation, missing capping or defective stack joints. It should be investigated early.
What should building owners prepare before inspection?
Building owners should prepare shop drawings, prototype test reports, past repair records, BMU access information, previous inspection reports and any known leakage history.
This article is educational background on façade inspection regimes in Singapore. In the strict statutory sense, "façade inspection" means Periodic Façade Inspection (PFI) — the legal requirement under BCA's Building Control (Periodic Inspection of Buildings and Building Façades) Regulations 2021, which must be planned, directed and certified by an appointed Competent Person (CP). Building owners should appoint the required CP under BCA's PFI regime. Facade Inspection Singapore (operated by Ezzogenics) provides contractor-level support — close-range access, rope/height-access, visual and photographic documentation, tapping checks, defect recording, and rectification works — under the CP, consultant or QP's direction where statutory inspection is involved. We do not independently certify statutory PFI compliance or replace the appointed CP unless that role is separately and explicitly agreed.