Cladding detachments: tiling, facades and ETICS

Cladding detachments are a common pathology in buildings, both indoors and on facades. In addition to the aesthetic and functional deterioration, they can involve a real risk of pieces falling in transit areas, with the consequences that this entails. The expert report analyzes whether the cause is in the material, in the execution or in the combination of both.

Tiling detachments

Tiling in bathrooms, kitchens and wet areas frequently presents adhesion problems. The most common causes are:

• Inadequate support: surfaces with dust, excessive humidity or without primer.
• Incorrect glue mortar for the type of piece or support.
• Poor application: lack of double gluing on large pieces or porcelain stoneware.
• Poorly executed joints that allow water to enter and progressive deterioration.

The expert assesses the execution, the suitability of the material and the real state of the support, relying on exploratory openings when appropriate.

Detachments in single-layer mortar facades

On facades covered with single-layer mortar, detachments appear due to:

• Cracking due to retraction, with subsequent entry of water.
• Application in inappropriate environmental conditions.
• Incorrect thicknesses.
• Lack of reinforcement meshes in encounters or plane changes.

Ventilated facades

In ventilated facades the problems can be especially relevant, since the fall of pieces of stoneware, stone or composite implies risk. The expert analysis reviews:

• Anchors: model, dimensioning and condition.
• Substructure and its compatibility with the envelope.
• Isolation and its fixation.
• Singular points: coronations, encounters with gaps, auctions.

ETICS Systems

ETICS systems (exterior thermal insulation with continuous finish) require particularly careful execution. Common defects include:

• Insufficient or poorly distributed mechanical fixation.
• Lack of reinforcement with mesh in critical areas.
• Inadequate base mortar thickness.
• Thermal bridges in matches and auctions.

Failures can manifest as cracking, bulging and, in serious cases, partial detachments of the system.

Relevant documentation

For the report it is advisable to have:

• Project or construction memory of the system used.
• Technical sheets of the materials.
• Installer certificates when applicable.
• Photographs of the execution if available.

Consequences and responsibilities

Landslides usually fit into the guarantees provided by the Building Planning Law and can involve different construction agents. The determination of responsibilities corresponds to legal advice.

Related links

For more information on terms, see 10-year, 3-year and annual warranty. Regarding technical evidence, review Expert evidence. to commission a report, go to Contact or the specialty of Defective workmanship.