What does curtain wall refurbishment involve and when is it needed? GLRE explains triggers, scope, and refurb vs replacement. Book a site survey.
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Curtain wall refurbishment is the process of restoring a curtain walling system to a serviceable condition without replacing the primary frame structure. GLRE's curtain wall repair and refurbishment service covers the full range of work required to extend the service life of an existing system, from targeted sealant replacement on isolated failed joints through to full overglaze programmes that reinstate weathertightness and thermal performance across an entire facade.
These terms are sometimes used interchangeably, but they describe different scopes of work. Curtain wall repair addresses a specific, defined defect, for example a cracked glass panel, a failed fixing, or a leaking joint at a particular location. The work is reactive and localised.
Curtain wall refurbishment is a planned programme of work designed to address systemic deterioration across the facade. Rather than responding to individual failures, it assesses the condition of the system as a whole, identifies the root causes of performance decline, and implements remedial works at scale. The aim is to restore the facade to a specified standard of weathertightness, thermal performance, and appearance.
Most buildings with curtain walling aged 15 years or more will reach a point where repeated individual repairs are no longer the most cost-effective approach, and a structured refurbishment programme offers better long-term value. GLRE's assessment process is designed to identify this threshold and present building owners with objective options.
The decision to commission curtain wall refurbishment is typically prompted by one or more of the following conditions. Water ingress is the most common driver: once a curtain wall begins to allow water penetration, the damage it causes to internal finishes, structural elements, and M&E services accelerates, and the business case for remediation becomes straightforward.
Sealant joint failure is the primary cause of water ingress in curtain walling systems. Silicone sealants used in commercial curtain wall construction have a typical service life of 20 to 25 years under normal conditions. In facades with high solar gain, those facing prevailing weather, or those on buildings where cleaning has been carried out with incompatible chemicals, this service life can be materially shorter. Once sealant begins to pull away from the substrate or shows visible cracking, the joint is no longer performing its function.
Thermal performance decline prompts refurbishment consideration as energy costs rise and regulatory requirements tighten. An older double-glazed curtain wall system with failed sealed units or degraded gaskets will deliver significantly worse thermal performance than its original specification, and this gap widens as time passes.
Dilapidations requirements on leased commercial premises frequently trigger condition assessments and, where the curtain wall has deteriorated, refurbishment programmes. GLRE produces dilapidations surveys that assess facade condition against the lease standard and provide a schedule of works sufficient to discharge the tenant's obligations.
The scope of a curtain wall refurbishment is determined by the condition assessment findings and the performance standard targeted. Common elements of a refurbishment programme include the following.
Full sealant strip and reseal involves the mechanical removal of all perimeter and structural sealant joints, preparation of the substrate to remove contamination and primer residue, and the application of new sealant to the correct specification for the frame system and exposure conditions. This is the single most impactful element of most curtain wall refurbishment programmes in terms of weathertightness performance.
Gasket replacement addresses failed pressure plates, glazing gaskets, and weather seals in the frame system. Gaskets have a shorter service life than the primary sealant and are the most common secondary path for water ingress once the primary seal has been addressed.
Glass unit replacement is included where sealed units have failed, indicated by condensation between the panes, or where glass has been damaged. In a planned refurbishment programme, this can be scheduled as a separate phase or integrated with the sealant work.
Frame surface treatment addresses surface oxidation and coating breakdown on aluminium systems. Localised corrosion treatment and recoating restores the protective finish and prevents further deterioration. More extensive corrosion may require section replacement.
Drainage clearance and reinstatement ensures that all drainage channels, weep holes, and gutter systems within the curtain wall are clear and flowing correctly. Blocked drainage is a major contributing factor to facade deterioration and is addressed as a matter of course in refurbishment work.
The decision is primarily driven by the structural condition of the existing frame. Curtain wall refurbishment is viable and cost-effective where the primary aluminium or steel structure is sound, even if the secondary elements, sealants, gaskets, and glass are in poor condition. Where the frame itself is corroded, distorted, or below modern structural standards, refurbishment will not deliver an adequate or durable outcome and full replacement is the appropriate course of action.
GLRE's assessment process evaluates both options and presents comparative costings. The table below summarises the typical relationship between assessment findings and recommended approach.
|
Assessment Finding |
Likely Recommendation |
|
Isolated sealant failure, frame structurally sound |
Targeted sealant replacement — repair |
|
Widespread sealant breakdown, frame in good condition |
Full sealant strip and reseal programme — refurbishment |
|
Thermally broken frame with failed gaskets |
Gasket replacement or overglaze — refurbishment |
|
Corroded or distorted frame sections, multiple units failed |
Partial or full system replacement — replacement |
|
Frame at or beyond design life, performance below current standards |
Full curtain wall replacement — replacement |
|
Listed building or conservation area constraint |
Like-for-like refurbishment with specialist materials — refurbishment |
The majority of GLRE's curtain wall refurbishment projects are carried out on occupied commercial premises. Access is provided via rope access on buildings where scaffold would cause unacceptable disruption or cost, or where the programme does not justify the time required to erect and strike a scaffold. MEWP access is used where building configuration and ground conditions permit.
Work programmes are planned to minimise operational disruption, with a phased approach used on large facades so that the majority of the building remains fully weathertight at any given point during the programme.
To arrange a curtain wall condition assessment or discuss a refurbishment programme for your building, contact the GLRE team to book a site survey.
Refurb House,
11 Minton Enterprise Park,
Oaks Drive,
Newmarket,
CB8 7YY
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