Bill 122: optimizing façade inspections through 3D scanning and deformation analysis

Law 122 concerns the modernization of safety standards applicable to any building that is five storeys or more and at least 10 years old since its construction. Architects and engineers are the professionals with the expertise to carry out these building verifications, as well as to deliver reports on the condition of these buildings. These verifications mainly focus on façade safety.

With several years of experience in the field of architecture, our team has been able to observe the limitations of traditional façade inspection methodologies. We therefore developed approaches and deliverables that significantly improve and optimize the work of architects and engineers as part of a building façade verification.

The main challenges professionals face during façade inspections

Gaining access to 100% of a building’s façades is often a major challenge when assessing their condition. Access methods such as boom lifts, scaffolding, or other devices do not always allow full coverage, and setting them up can be very time-consuming. While these methods are essential for inspection, they can sometimes be limiting and inefficient when the goal is to assess an entire building in a consistent way.

The technical assessment of a façade can also turn into a trial-and-error exercise, since only a limited percentage of the surfaces are physically inspected and verified. Without an overall understanding of the building envelope, it becomes harder to quickly identify high-risk areas and prioritize interventions.

The quality and consistency of the data collected through a traditional approach can also become an issue during verification and when preparing inspection reports (Law 122 or other reports related to a building’s condition record and façade maintenance). It is not uncommon to end up with incomplete documentation or documentation that is difficult to compare—especially when the survey relies mainly on isolated photos and spot observations.

Long-term monitoring and comparisons from one inspection to the next also become more complex when the right methodologies and appropriate technologies are not put in place from the start. In addition, as-built plans do not always reflect reality 100%. Obtaining a solid baseline therefore requires a structured approach supported by technology.

Understanding the right tools and choosing the right deliverables

Before starting a project, it’s important to determine which deliverables are truly relevant for your inspection. Our team, with expertise rooted in the field of architecture, has developed tailored methodologies for façade inspections related to construction work, rehabilitation projects, and the requirements of Law 122.

High-resolution orthoimages of all façades

A must-have deliverable for a façade inspection is an orthoimage (orthophoto) covering the entire set of a building’s façades. These images, captured through drone photogrammetry, provide a comprehensive and accurate overall view of the façades.

Unlike traditional photos, orthophotos allow for:

• consistent documentation across the different façades and sections of the building;

• precise zooming into high-resolution images to spot defects, even small ones;

• better coordination of information, façade by façade, with a more structured review.

These deliverables give the professional an initial, complete understanding of the building, help identify issues in advance before arriving on site, and contribute to optimizing survey time. They also reduce the risk of missing major defects, hazardous conditions, or situations that could pose a danger to the public. In critical cases, this preparation also helps support faster decision-making.

High-resolution orthoimages can reveal issues such as:

• Cracks

• Delamination

• Concrete and masonry spalling or flaking

• Visible façade corrosion

• Problematic joints and sealants

• Efflorescence

• Accelerated façade deterioration

  
  

Orthophotos can also support drawing production and be integrated into reports through high-resolution images and annotatable photorealistic elevations.

Photogrammetry surveys can also be used to produce a 3D mesh model, allowing the building to be examined in 3D as a whole, with the goal of optimizing the inspection and improving understanding of problematic areas.

Deformation / plumbness / flatness analysis

Plumbness, deformation, and flatness analyses are highly precise (to the millimetre) and are captured using LiDAR technology, making it possible to detect even the smallest deviations, displacements, and movements in a façade. These deliverables help professionals highlight phenomena that are not always visible to the naked eye, and better plan on-site surveys as well as exploratory openings, when required.

Deformation analyses can bring to light issues such as:

• Structural problems

• Delamination and debonding

• Cracks

• Façade movement over time

• Displacements and deviations (bulging)

  
  

These deliverables are also essential for monitoring façades over time. Without a reliable comparison framework, it becomes difficult to measure changes and quickly detect deterioration. Deformation analyses help professionals base decisions on concrete data, plan rehabilitation work, maintain complete and up-to-date technical documentation, prioritize interventions, and structure preventive maintenance.

Thermography

Even though many issues can be observed visually through orthoimages or detected through deformation analyses, some defects remain more subtle or hidden within the building envelope. Thermography can help identify issues ahead of time—such as water infiltration or thermal bridging—before they cause significant damage.

Merging architecture and technology

In conclusion, a successful, well-planned façade inspection supported by deliverables that remain useful over time relies on close collaboration with the project’s architect or engineer. This approach makes it possible to apply the most relevant methodologies and produce tailored deliverables adapted to the building’s realities and the inspection’s objectives.