NAM - English
Integrating facade access systems into the early design phases of a building is crucial for long-term success, ensuring safety, cost-effectiveness, and aesthetic integrity throughout the structure’s lifespan. Modern buildings are designed to last for decades, making it essential to consider their maintenance needs from the outset.
Proactive planning involving facade access specialists and architects allows for the seamless integration of access systems, such as Building Maintenance Units (BMUs) or davit systems, into the building’s structure and aesthetics, rather than being tacked on as an afterthought. This prevents the need for costly and often suboptimal retrofits later on. This proactive approach yields a solution that meets maintenance needs efficiently, economically, and with minimal visual impact.
By incorporating facade access systems early, the access strategy can be aligned with the building’s architectural design. For instance, if a glass curtain wall uses lighter materials, architects can specify lighter-weight access equipment, so the facade isn’t overstressed. Essential structural supports like roof beams, parapets, or embedded plates for BMU tracks can be planned in advance, preserving the building’s visual appeal. This foresight ensures access equipment fits seamlessly, with tracks following building curves and BMUs potentially having hidden parking bays or recesses so they’re hidden when not in use. The outcome is a building that maintains its design integrity while ensuring safe access to all exterior surfaces for maintenance.
Early coordination with facade access experts during schematic design optimizes engineering efficiency. This collaboration helps determine the ideal locations and types of equipment (e.g., rooftop BMUs, monorail systems, or davit systems) before finalizing structural and facade elements, thereby preventing conflicts and expensive modifications. An industry example highlights how integrating mullion guides and restraint tracks for BMUs into the initial facade design eliminated the need for later exterior alterations. This approach significantly controls both construction and maintenance costs.
Designing for maintenance extends beyond equipment installation; it ensures that a building can be serviced efficiently for decades. A comprehensive facade maintenance plan, developed simultaneously with design documents, should outline the frequency of tasks such as window cleaning, facade inspections, and sealant replacements, ensuring the access system supports those needs. For example, a high-rise office with large glass panels might require a BMU with a higher load capacity to facilitate both cleaning and the replacement of facade elements or window panels. Investing in robust, adaptable equipment initially can prevent the need for major upgrades or replacements of the access system in the future.
Building owners who cut corners on facade access during construction often face expensive replacements, potentially costing millions, due to inadequate coverage or premature system failure. Conversely, a well-chosen system implemented from the start will “stand the test of time,” remaining safe and effective as the building ages and its maintenance requirements evolve.
Furthermore, early planning future-proofs the building against evolving regulations and technologies. A well-integrated access infrastructure can be more easily adapted as safety codes are updated, or new maintenance techniques emerge. Ensuring fall protection anchors and tie-ins are ample and code-compliant from the outset provides secure working points for maintenance crews, even if standards become more stringent. Planning with flexibility also allows for future upgrades, such as incorporating advanced BMU attachments or robotic cleaning tools, without requiring a complete system overhaul. This adaptability is vital to long-term resilience, as owners and facility managers increasingly view facade access not as a one-time installation, but as a critical asset that requires periodic upkeep and potential enhancement over the building’s lifespan.
Achieving the benefits of early integration necessitates strong collaboration among architects, engineers, facade consultants, and facade access solution providers. Engaging specialists (like FAS’s Integrated Design Services team) during design can lead to custom access solutions tailored to the project’s unique geometry and maintenance objectives. This collaborative process might involve evaluating various options, such as comparing a fixed BMU with a davit arm system for a particular roof configuration, to select the most balanced solution in terms of safety, aesthetics, and cost.
Stakeholders should address key questions during early design reviews, including: “What facade tasks need to be supported?”, “Where can equipment be stored or parked?”, and “How will it attach without detracting from the design?”. Addressing these questions ensures nothing is overlooked.
Early integration and long-term maintenance planning also align with sustainability goals and asset longevity. Modern buildings often feature complex facades like solar panels, double-skin systems, and green walls that demand specialized care. Incorporating appropriate access equipment ensures these green features can be maintained in optimal condition, thereby preserving the building’s environmental performance.
Planning for facade access upfront is more than a best practice; it’s a forward-looking strategy that protects the building’s value, appearance, and functionality for decades. By treating maintenance access as a core design element rather than an afterthought, architects and owners set their projects up for long-term success, reinforcing FAS’ mantra: “Build it right today, maintain it with ease tomorrow”.