A piece of facade comes down: responsibilities and immediate action

A falling piece of facade is one of the few scenarios where the community faces serious liability — even criminal at the extreme.

The liability

The community answers for damage caused by its common elements in poor condition (civil liability; the insurance covers it… provided there is reasonable maintenance). With prior warning of the risk and demonstrable inaction, matters get worse — up to personal liability for those who should have acted.

Protocol at the first warning (a crack, a fallen fragment, a loose tile)

1. Cordon off the area NOW: tape or barriers under the danger zone. That is what a judge will expect was done on day one.
2. A surveyor urgently: inspection and precautionary measures (removing anything loose, protective netting).
3. Communicate: to residents (in writing) and to the council if there is a risk to the public street — getting ahead of an enforcement order is far better than receiving one.
4. Notify the insurer from minute one.

Afterwards: the works

Making safe and repairing is necessary work: simple majority, a levy if needed, and no real option of "not doing it" (the council can carry it out itself at the community's expense, with a surcharge). Facade refurbishment grants usually apply: have the surveyor build them in.

The full picture

Almost no piece of facade falls suddenly: there are months or years of warning signs. The annual visual inspection of the facade (free, from the street and the windows) is the cheapest insurance there is.