Reading a facade as one problem, not four
Capping, caulking, cracking and a ponding gutter, all telling the same story.
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In short: Four separate maintenance items that together describe a wall not managing water or movement.
What was reported
Cracking to the cladding on a Box Hill property, initially raised as a cosmetic complaint.
What the investigation found
Cracking through the cladding, expansion joints not performing, capping and its caulking, and a gutter holding water instead of draining.
Reading it as a sequence
Taken separately each invites its own small repair. Taken together they describe a wall assembly that is not accommodating movement and not shedding water.
Why the distinction matters
It changes the remedy from filling cracks to addressing joints and water path, and it changes who carries responsibility.
Where it goes next
Where the remedy needs facade design, that is an engineer's certificate, and the report says so rather than specifying it.
Written by our local inspection team from work carried out in Box Hill. Licensed building practitioners.
