Render is cracking widely across the facade
Fine crazing or full-depth cracks. We distinguish what comes from the coating itself from what comes from the substrate or the structure.
Building expertise in Luxembourg
Facade expert
We examine the building envelope, establish why it is deteriorating, and set out exactly which repairs are needed.
- Independent expert
- Report you can use with your insurer, your contractor or the court
- Site visits throughout Luxembourg
The facade protects everything else. When it cracks, peels or becomes abnormally stained, it is almost never just a matter of appearance: water eventually gets in, insulation loses its effectiveness, and the substrate deteriorates.
The causes vary widely: render applied to an unsuitable substrate, missing movement joints, poorly installed external wall insulation, window sills without a drip edge, structural movement showing up at the surface, or simply twenty years without maintenance.
We examine the facade in detail and as a whole: the make-up of its layers, critical junctions, the most exposed orientations, and the compatibility of the materials used. You get a diagnosis that lets you commission the right works, rather than a repaint that hides the underlying problem.
Situations we deal with
Render is blistering or delaminating
Loss of adhesion in patches, often linked to the substrate, to moisture, or to poor application conditions.
External wall insulation shows defects
Panels visibly out of true, open joints, insufficient fixings, or unfinished detailing at critical junctions. These faults undermine the whole system.
The facade is staining or turning green abnormally
Streaks below window sills, persistent moss, marks at the base of the wall. These signs often point to poor management of rainwater.
Elements are coming loose
Cornices, sills, cladding, fixed balustrades. These defects also raise a safety concern for people passing below.
You need to decide on works in a shared building
We produce a technical survey of the facade before tendering, which prevents vague and incomparable quotes.
Why call in an expert
You fund the right works
A full facade refurbishment is expensive. The diagnosis ensures the budget addresses the real causes of deterioration.
You keep contractors on track
A clear technical specification lets you compare equivalent quotes, instead of proposals that bear no relation to each other.
You keep occupants safe
Unstable elements and areas at risk of falling are identified and prioritised in the report.
Unsure about your building? Have it assessed.
Describe your situation in two minutes. We call you back and arrange the site visit.
How the survey works
01
Initial contact
We note the age of the facade, its known build-up, any works already carried out, and the visible defects.
02
Site visit
We inspect every elevation, probe accessible delaminated areas, and record any failing critical junctions.
03
Analysis
We link each defect to its cause: substrate, workmanship, water management, building movement, or simple ageing.
04
Report
We describe the works required, their order, and the points contractors must be held to.
The expert report
The report presents the facade elevation by elevation, with each defect recorded alongside its cause and severity. Photographs let you locate every point on site.
It then sets out a programme of works: substrate preparation, treatment of critical junctions, a suitable coating system, and any structural repairs needed beforehand.
What the report contains
- Record of defects by facade elevation
- Cause identified for each type of deterioration
- Areas presenting a risk of falling material
- Repair programme and technical specifications
- Checkpoints to be enforced during the works
Where we work
We survey the facades of houses, apartment blocks and commercial buildings across the Grand Duchy.
We regularly work in Luxembourg City, Esch-sur-Alzette, Differdange, Dudelange, Ettelbruck, Diekirch, Mersch, Strassen, Bertrange and Mamer, as well as neighbouring municipalities.
Luxembourg-Ville, Esch-sur-Alzette, Differdange, Dudelange, Ettelbruck, Diekirch, Mersch, Strassen, Bertrange, Mamer.
Frequently asked questions
No. Most cracks stay confined to the coating. It is the pattern, depth and whether the crack also shows inside the building that points towards a structural cause.
Sometimes, when the substrate is sound and well bonded. On render that is delaminated or deeply cracked, paint will not hold and simply hides a problem that keeps going.
A visual check every two to three years catches faults in joints, sills and outlets early. Routine maintenance costs far less than a full refurbishment.
Yes, this is one of our most common instructions. We provide the technical condition report and specifications used as the basis for tendering.
Not necessarily. It depends on the extent and nature of the defects. The report specifies what can be repaired locally and what must be removed.
Yes, where it establishes a workmanship defect. Our findings are written so they can be used in a claim or in legal proceedings.
Related surveys
Get your facade surveyed
Send us a few photos of the facade and the year it was last refurbished. We will arrange a visit and scope the works needed.
AC Expertises — Arap CETIN, Expert en bâtiment
21 rue du puits romain (Bâtiment Colors Business Center), L-8070 Bertrange