Menu
Principal Craig Birch is Context’s remediation and retrofit lead. He has been working on multi-unit residential developments and commercial buildings for over ten years, finding ways to make them weathertight and fire safe. In this article, he discusses issues with ACP cladding and how Context can help with cladding remediation problems.
Auckland Council recently completed a 12-month investigation into aluminium composite panels (ACP) used as cladding on residential and commercial buildings. Of the 300 buildings audited, 147 appear to have ACP cladding. This includes more than 5,000 residential apartments and hundreds of commercial offices.
While the Council says that none of the assessed buildings are “unsafe or dangerous”, it has listed issues associated with ACP cladding, stating that “some aluminium composite panels with a polyethene or plastic core have been linked to fire risks in tall buildings.”
The problem with aluminium composite panels
ACP is a common material used for many purposes, including signage, architectural features and full building façades.
There are many types of ACP, and most are:
Combustible ACP can pose a significant threat to the safety and integrity of buildings; these materials can rapidly spread fire, leading to devastating consequences. It’s not just an issue of safety, either. Insurance companies are increasingly aware of the risks associated with combustible cladding, leading to significantly higher premiums or, in some cases, refusal to provide coverage.
Properties with combustible cladding can also suffer from reduced market value and limited buyer interest due to safety concerns and the potential for costly future repairs. Failing to address the issue of combustible cladding can result in severe financial losses. In the event of a fire, repair and replacement costs can far exceed the initial expense of remediation. Moreover, property owners and managers may face lawsuits from tenants, residents, or visitors injured or affected by a fire.
We can help
In the first instance, we recommend conducting a thorough feasibility study so that you can make informed decisions about recladding options to ensure safety, compliance, and long-term cost-effectiveness.
These are the steps we will go through to provide a feasibility study for recladding your building:
Initial assessment
We will undertake a thorough inspection of the building to assess the existing cladding and identify any issues. This includes material analysis, determining the type and condition of the current cladding materials, and a risk assessment, evaluating potential risks associated with the existing cladding, such as fire hazards and regulatory non-compliance.
Design and material options
We will choose appropriate non-combustible cladding materials that match the building’s aesthetic and functional requirements while evaluating various cladding materials for durability, maintenance, cost, and compliance with safety standards.
Cost estimation
We will provide a detailed cost analysis, calculating the total cost of the recladding project, including materials, labour, permits, and any additional expenses. Additionally, we will develop a budget and identify potential funding sources or financing options.
Structural assessment
We will work with our structural engineers to assess the building’s structural capacity to support the new cladding materials and determine whether it can safely undergo the recladding process.
Project timeline
We will create a detailed project timeline, including milestones and deadlines for each phase of the recladding project and plan, allocating resources, including labour, materials, and equipment, to ensure the project stays on track.
Impact assessment
We will evaluate the potential impact of the recladding project on building occupants and operations and plan measures to minimise disruption. This includes assessing the project’s environmental impact and identifying sustainable material disposal and recycling practices.
Risk management
We will identify potential risks associated with the project, such as delays, cost overruns, and safety hazards, develop strategies to mitigate these and ensure the project proceeds smoothly.
Final report
We will compile all findings, assessments, cost estimates, and recommendations into a comprehensive feasibility study report. To facilitate informed decision-making, we can then present the findings to stakeholders, including property owners, managers, and body corporate managers.
Recommendations and next steps
Our role includes providing a clear action plan based on the feasibility study’s findings and outlining the steps required to proceed with the recladding project. We also offer ongoing consultation and support throughout the project planning and implementation phases.