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Façade Inspection Program Details

In an effort to preserve the unique building stock and protect those using our sidewalks and public spaces on a daily basis, the City of Cincinnati enacted ordinance no. 329-2016 on October 19, 2016, that requires periodic façade examinations of buildings five stories in height or 60 feet tall whichever is less. The program examination requirements and deadlines are based on the age of the subject building and must comply with the following:

• The building inspection form and report must be completed by a professional engineer or architect registered and authorized by the State of Ohio and include any recommended maintained repairs
• The inspection form and report must bear the seal and signature of the professional making the examination and report
• The application must be accompanied with the filing and review fee of $100.00 + 3% technology fee = $103.00 total, payable to the City of Cincinnati

Sec. 1127-03. – Facades of Tall Buildings.

1127-03.1 Purpose:The purpose of this section is to ensure that the facades of tall buildings of advanced age are maintained in a safe condition and do not pose public safety hazards.

1127-03.2 Applicability:The requirements of this section shall apply to all buildings (i) that have a completed construction date of fifteen years or greater and (ii) all, or a portion of which, is at least five stories or at least sixty feet above established grade, whichever is less.

The requirements of this section shall not apply to those portions of buildings located:

1.  At or above five stories or sixty feet above established grade, whichever is less, to the extent they are set back more than twenty-five feet from the base of the building and the area set back from the base of the building is only made accessible to those performing exterior maintenance to the building; or
2.  Twelve inches or less from the exterior wall of an adjacent building.

1127-03.3 Building Categories:Each building subject to the requirements of this section shall be categorized according to the following definitions:

1.  ”Category I Building” means a building constructed with exterior walls and parts thereof that are primarily reinforced with, or are in direct contact with, non-corrodible metal.
2.  ”Category II Building” means a building constructed with exterior walls and parts thereof that are primarily reinforced with, or are in direct contact with, corrosion-resistant metal.

iii.  ”Category III Building” means a building constructed with exterior walls and parts thereof that are primarily secured to the substrate by adhesive bond or with masonry headers.

1.  ”Category IV Building” means a building constructed with exterior walls and parts thereof that are primarily reinforced with, or are in direct contact with, corrodible metal.

1127-03.4 Facade Examination:The owner or person in control of a building subject to the requirements of this section shall cause an examination of the building’s facade to be performed by a professional according to the schedule prescribed in subsection 1127-03.8. The examination shall include all of the following:

1.  A close-up visual examination of the building to be performed from a platform or device which allows an inspection of the facade area which can be reached by one scaffold drop per elevation. Other methods may include photographic magnification techniques, remote observation equipment or infra-red or thermography cameras, which can demonstrate reasonable reliability and which may be approved in addition to the close-up visual examination by the director on a case-by-case basis.
2.  A remote examination of those facade areas which are not accessible during the close-up visual examination.

iii.  A complete review of the most recently prepared inspection report.

1.  A complete review of the pertinent drawings and specifications of the building to determine the specified designs of the facades on the building.
2.  A complete review of the drawings, specifications, and maintenance reports on previous repair work performed on the facades.
3.  Documentation of the condition of the facades through photographs and drawings.

vii.  Identification of any wall areas that are bowed, bulged, displaced or leaning inward or outward and, where such defects exist, an examination of the condition of a sufficient number of metal ties, anchors and shelf angles that support the wall at these locations.

viii.  Examination of the substrate of wall areas with external visible distress.

1127-03.5 Remote Examination:The director may authorize a remote examination in place of the examination prescribed in subsection 1127-03.4 on facades, or those portions of facades, that are more than twenty-five feet from all adjacent street lines, alleys, sidewalks, paved walkways, plazas, play areas, and other areas accessible to the public. A remote examination shall include all of the following:

1.  Methodically scanning the facade area through the use of magnification devices.
2.  Viewing vertically from street grade and down from parapet where possible and along all corners for alignment of facade elements.

iii.  Viewing horizontally to check for alignment of bands of facade elements, such as cornices, water tables, balconies, window lintels and sills.

1.  Examining any areas which are bowing, bulging, displaced or leaning inward or outward by performing a critical examination.

1127-03.6 Inspection Reports:Each professional conducting a facade examination shall prepare a written inspection report to document the findings of the examination. Each report shall be prepared with the understanding that, because of the physical properties of the many materials commonly used for constructing facades, and the limitations on detecting concealed internal wall distress, the report might not document all “unsafe and imminently hazardous” conditions in facades that are not visible from the exterior. Therefore, an inspection report shall not constitute a representation that all “unsafe and imminently hazardous” conditions in the facade that is the subject of the report have been identified.

1.  Each inspection report shall include:
2.  The name and address of the building.
3.  The name, address, and phone number of the building owner or person in control, and their agents if applicable.
4.  The name, business address, and phone number of the professional preparing the report.
5.  A site plan of the building showing adjacent streets and alleys, and the relationship of the building to property lines and adjacent buildings.
6.  A description of the building, including the number of stories, height, plan dimensions, age, and type of exterior wall construction, describing (as applicable) cornices, soffits, or similar overhangs or features.
7.  Overall photographs or drawings of all elevations of the building.
8.  A detailed description of the facade examination in narrative form, including start and completion dates.
9.  A designation of the building façade’s status by the professional as “safe,” “safe with ordinary repair and maintenance,” “unsafe,” or “unsafe and imminently hazardous,” as those terms are defined in subsection 1127-3.10.
10.  Drawings or photographs describing the locations and extent of all significant distress or deteriorated conditions observed in the facade.
11.  A description of recommended repair work and precautionary measures that should be taken to safeguard the public, emergency responders, and building occupants, if any, and the recommended completion date of such work.
12.  Where appropriate, a comparison of conditions of the building facade with conditions observed during previous examinations of the same facade.
13.  A recommendation for future examination if earlier than the time period specified in subsection 1127-03.8.
14.  The signature and seal of the professional who performed the examination.
15.  The signature of the owner or person in control acknowledging his or her knowledge of the building’s condition and responsibility to maintain the building in a safe condition.
16.  The date of the report.
17.  Other documents, notes, summaries, memoranda, letters, or ancillary reports pertinent to the inspection report prepared by the professional.

1127-03.7 Building Status:The owner or person in control of the building shall file an original and two copies of the required inspection report with the director and pay the review fee established pursuant to Section 1101-85 no less than 30 days following the completion of a facade examination; except, however, any professional retained to provide an inspection report must notify the director of any determination that a building facade, or part thereof, is “unsafe and imminently hazardous” within one business day of making the determination. The director shall review each report and issue orders to make needed repairs based on each respective building status as follows:

1.  Buildings Determined “Safe.”Upon determining an inspection report finding a building facade “safe” is satisfactory, the director shall attach a certificate to the report indicating the director’s agreement with the report and specifying the due date of the next report. The director shall then return one copy of the certificate and report to the owner or person in control and one copy of the certificate and report to the professional.
2.  Buildings Determined “Safe With an Ordinary Repair and Maintenance Program.”Upon determining an inspection report finding a building facade “safe with an ordinary repair and maintenance program” is satisfactory, the director shall attach a certificate to the report indicating the director’s acceptance of the report and specifying the due date of the next report. The director shall then (a) return one copy to the owner or person in control and one copy to the professional and (b) order that the repairs and maintenance recommended in the report be performed within the timeframe recommended and that the owner or person in control submit a report no later than 30 days thereafter indicating that the repairs and maintenance conform to the recommendations. The director may also issue supplemental orders as necessary to address potentially unsafe conditions identified in the inspection report.

iii.  Buildings Determined “Unsafe.”Upon determining an inspection report finding a building facade “unsafe” is satisfactory, the director shall attach a certificate to the report indicating the director’s acceptance of the report and specifying the due date of the next report. The director shall then (a) return one copy to the owner or person in control and one copy to the professional and (b) order that the recommended repairs and maintenance be performed within the recommended timeframe and that the owner or person in control retain a professional and submit a report within 30 days thereafter indicating that the repairs and maintenance conform to the recommendations. The director may also issue supplemental orders as necessary to address unsafe and potentially unsafe conditions identified in the inspection report.

1.  Buildings Determined “Unsafe and Imminently Hazardous.”Upon determining an inspection report finding a building facade “unsafe and imminently hazardous” is satisfactory, the director shall attach a certificate to the report indicating the director’s acceptance of the report and specifying the due date of the next report. The director shall then return one copy to the owner or person in control and one copy to the professional. The director shall further order the following:
2.  That appropriate precautionary measures be taken by the owner or person in control prior to a scheduled city inspection to prevent further deterioration and to make the building safe to the public, emergency responders, and building occupants. If the owner or person in control fails to take these measures prior to the city inspection, the director may cause the precautionary measures to be taken. The cost incurred by the city in taking necessary precautionary measures may be charged against the real estate upon which the building is located. If that cost is so charged, it is a lien upon such real estate and may be assessed and collected as a special charge.
3.  Submission to the city of a repair plan within three business days of the director’s acceptance of the inspection report.
4.  That the owner or person in control retain a professional to submit a report noting when repairs have been performed to bring the building into a “safe” condition based upon a schedule created by the director and provided to the owner or person in control.
5.  That the owner or person in control retain a professional to submit a maintenance plan for the building and monthly reports of the maintenance work performed to the director.
6.  That a facade examination be performed within one year following the director’s acceptance of the inspection report.
7.  Any supplemental orders as necessary to address unsafe and imminently hazardous conditions identified in the inspection report.

1127-03.8 Facade Examination Schedule:The owner or person in control of a building subject to the requirements of this section shall cause an examination of the building’s facade to be made and shall file an inspection report with the director according to the following schedule, unless otherwise ordered by the director to address known or probable public safety hazards:

1.  Category I Buildings.
2.  If a building has a completed constructed date prior to January 1, 1920, its facade shall be inspected on or before July 1, 2017 and every twelve years thereafter.
3.  If a building has a completed constructed date between January 1, 1920 and December 31, 1950, its facade shall be inspected on or before July 1, 2018 and every twelve years thereafter.
4.  If a building has a completed constructed date after December 31, 1951 or later and is fifteen years old or older, its facade shall be inspected on or before July 1, 2019 and every twelve years thereafter.
5.  Category II and III Buildings.
6.  If a building has a completed constructed date prior to January 1, 1920, its facade shall be inspected on or before July 1, 2017 and every eight years thereafter.
7.  If a building has a completed constructed date between January 1, 1920 and December 31, 1950, its facade shall be inspected on or before July 1, 2018 and every eight years thereafter.
8.  If a building has a completed constructed date after December 31, 1951 or later and fifteen years or older, its facade shall be inspected on or before July 1, 2019 and every eight years thereafter.

iii.  Category IV Buildings.

1.  If a building has a completed constructed date prior to January 1, 1920, its facade shall be inspected on or before July 1, 2017 and every five years thereafter.
2.  If a building has a completed constructed date between January 1, 1920 and December 31, 1950, its facade shall be inspected on or before July 1, 2018 and every five years thereafter.
3.  If a building has a completed constructed date after December 31, 1951 or later and fifteen years or older, its facade shall be inspected on or before July 1, 2019 and every five years thereafter.
4.  Any building not otherwise described in subsections i-iii above must be examined within one year of reaching fifteen years beyond its completed construction date and must be subsequently examined consistent with the prescribed schedule for its respective building category.
5.  If a facade inspection report was completed more recently than the prescribed timeframes for the category and age of a building, the report may be submitted to the director for review in lieu of a new report. If the director approves the report finding that it substantially complies with this section, the next report will be due within five, eight, or twelve years of when that report was originally completed, consistent with the prescribed schedule for the respective building categories described herein.

1127-3.9 Recovery of Additional Costs Incurred in Program Administration and Enforcement:The director is authorized to charge the owner or person in control of a premises subject to inspection under this Section 1127-03 for the recovery of reasonable costs incurred in its administration and enforcement of this inspection program. Additional costs may include the cost of third-party technical experts hired to assist the director in the administration and enforcement of this inspection program.

1127-03.10 Definitions:The following words and terms shall have the meanings indicated below for the purposes of this Section 1127-03 only:

1.  ”Close-up visual examination” means that a professional, architect-in-training, engineer-in-training, technician, contractor, or skilled trades person, under a professional’s direct supervision, must actually touch the facade by hand or tool, unless other methods are approved prior to the inspection by the director.
2.  ”Corrodible metal” means unprotected carbon steel, shop-primed steel, uncoated reinforcing bars, and other metals that are capable of corroding.

iii.  ”Corrosion-resistant metal” means corrodible metal that is galvanized, epoxy-coated, or painted specifically to resist corrosion, so long as the finish remains intact.

1.  ”Facade examination” means a close-up visual examination of the condition of one scaffold drop per elevation of facade, or parts thereof, performed by or under the direct supervision of a professional for the purpose of determining if remedial work is required. The facade area which cannot be examined through a close-up visual examination shall be subject to a remote examination. The professional responsible for the facade examination shall be qualified by education and experience in design, inspection or repair design of the type of exterior wall system(s) on the building being examined and shall perform services only in the areas of his or her competence.
2.  ”Facade” means all areas on the exterior of the building, except for horizontal roof areas. The facade includes all walls, windows, balconies, cornices, parapets, and appurtenances. The facade also includes walls supported on roofs, such as penthouse walls, chimneys, and other appurtenances.
3.  ”Non-corrodible metal” means stainless steel, aluminum, or other metal that does not corrode under normal atmospheric conditions.

vii.  ”Professional” means a registered architect or registered engineer authorized to practice in the state of Ohio.

viii.  ”Remote examination” means an examination performed by a professional and involving the use of binoculars, photographic magnification techniques, remote observation equipment, or infra-red or thermography cameras, which can demonstrate reasonable reliability in determining the condition of a facade in the absence of the ability to conduct a close-up visual examination.

1.  ”Repair plan” means a plan created by a professional that identifies the nature of the defect to be corrected, a detailed procedure for making repairs to the defect, a detailed sketch of the corrections or installation to be performed, a plan outlining protective measures for the public when applicable, and a time schedule for the repairs.
2.  ”Safe” means a condition of a building facade, or part thereof, at the time of a facade examination that does not exhibit (i) an unsafe and imminently hazardous condition and (ii) an unsafe condition; or (iii) a safe with an ordinary repair and maintenance program condition, as these terms are defined in this section.
3.  ”Safe with an ordinary repair and maintenance program” means a condition of a building facade, or part thereof, that does not pose any immediate safety hazards at the time of inspection but requires ordinary repairs or maintenance within a time period designated by a professional, to be no later than the next required facade inspection date under subsection 1127-03.8 of this section, in order to prevent its deterioration into an unsafe or unsafe and imminently hazardous condition.

xii.  ”Scaffold drop” means a movement from top to bottom of a building facade and covering an area at least 24 feet wide using scaffolding, cranes, hoists, cherry pickers, ladders, and other devices that permit a close-up visual examination of the facade at elevations above grade level.

xiii.  ”Story” means the space in a building between the surfaces of any floor and the floor next above or below, or roof next above, or any space not defined as basement, interior balcony, or mezzanine. The number of stories of a multistory building includes all stories except the basement, interior balcony, or mezzanine.

xiv.  ”Unsafe and imminently hazardous condition” means a condition in which a building facade, or part thereof, poses immediate safety hazards, has no reliable means of structural support, or is otherwise dangerous to people or property.

1.  ”Unsafe condition” means a condition of a facade, or part thereof, which was reported as safe with an ordinary repair and maintenance program in an earlier inspection report but, upon subsequent inspection, it is determined that the recommended repair and maintenance program has not been performed within the timeframe recommended by the professional in the prior report.

1127-03.11 Penalties:Whoever fails to comply with an order of the director pursuant to this Section 1127-03 shall be liable for a Class D Civil Offense, as provided by Cincinnati Municipal Code § 1501-9(a), for an initial offense. For each subsequent offense occurring within one year after having once been notified of an initial offense, any person who fails to comply with an order of the director pursuant to this Section 1127-03 shall be liable for a Class E Civil Offense, as provided by Cincinnati Municipal Code § 1501-9(a). Each additional day that a person fails to comply with an order of the director shall constitute a separate civil offense.

1127-03.12 Appeals:Any person adversely affected by a notice of violation, order, or decision of the director made pursuant to this Section 1127-03 may appeal the notice of violation, order, or decision of the director to the Board of Building Appeals pursuant to the procedures set forth in Section 1101-81 and the procedures established by the board.

(Ordained by Emer. Ord. No. 329-2016, § 6, eff. Oct. 19, 2016)

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