Introduction
In civil engineering and property management, inspecting façades and underground parking garages is essential. These checks safeguard the safety and the longevity of structures. They are crucial for buildings of five storeys and more, which pose specific challenges tied to their structural integrity. Bill 122 governs these inspections by requiring regular verification. The law covers both façades and underground parking garages. The Régie du bâtiment du Québec (RBQ) works to uphold high safety standards for everyone.
Background and obligations under Bill 122
Objectives of the law: Bill 122, known as the “Act to amend the Building Act to modernize safety standards”, was created to improve the safety of occupants and of passers-by near high-rise buildings. It also protects users of tiered parking garages. The law aims to prevent risks arising from wear and structural damage to façades and parking slabs, by requiring regular inspections and mandatory maintenance.
Buildings covered: Bill 122 applies to buildings with at least one façade of 5 storeys or more above ground. It covers residential, commercial and institutional buildings as well as condominiums. Underground and above-ground parking garages whose slab is structural and used as a driving surface are also included. Structures whose slabs are used only by pedestrians, or are covered with grass, fall outside the law.
General requirements: Owners must keep a detailed register for the entire service life of the building. That register must record every inspection and every maintenance operation carried out. Building façades must be inspected every five years by a qualified professional. Parking garages likewise require a thorough inspection every five years to confirm the absence of dangerous conditions. Where a problem is found, emergency measures must be taken, including notifying the Régie du bâtiment du Québec and carrying out the necessary corrective work.
Façade inspection and maintenance
Inspection frequency: Bill 122 requires façades of buildings of 5 storeys and more to be inspected every 5 years. This obligation takes effect on the 10th anniversary of construction. The owner must obtain a report confirming the absence of dangerous conditions. These inspections must be carried out within the six months preceding the report.
Inspection procedure by a professional: Façade inspections must be carried out by a qualified engineer or architect. The professional applies rigorous methods to assess the condition of the façade. The report must include the professional’s name, signature and contact details. It must describe the methods used, the address of the building and the inspection dates. A summary of the deficiencies observed and recommendations for corrective work are required. The inspection involves visual and tactile observation, sometimes with exploratory openings to examine elements that are not visible.
Report and register: The verification report must confirm the absence of dangerous conditions, with recommendations for correcting any defects found. It must include all relevant information (photographs, drawings, technical documents). This file must be kept on site for the entire service life of the building. Where dangerous conditions are detected, the owner must inform the RBQ and apply emergency measures, followed by corrective work.
Parking garage inspection and maintenance
Annual checks: Tiered parking garages must be visually inspected by the owner each year to confirm they are free of any defect that could compromise safety. These annual visual inspections must be carefully documented, with detailed observations and dated photographs to track how the condition of the garage evolves.
In-depth checks: Every five years, a thorough inspection by an engineer is required to confirm the absence of dangerous conditions in tiered parking garages. This inspection must include a detailed assessment of the structure, with a report setting out recommendations for corrective work where needed. The first in-depth inspection must be carried out between 12 and 18 months after construction of the garage is completed.
Preventive maintenance: Regular preventive maintenance is essential to the quality and safety of parking garages. This includes cleaning floor drains at least twice a year and maintaining good drainage to prevent standing water. Maintaining expansion joints is equally important, to prevent water infiltration. Washing the slabs at least twice a year removes de-icing salts, which can corrode reinforcing bars and weaken the structure.
Repairs: Regular repairs are crucial to extending the service life of parking garages and keeping users safe. This work includes applying pore sealers, waterproofing membranes and reinstalling expansion joints. Protecting membranes with a wearing course is also necessary. These measures prevent rapid deterioration of the materials and keep the structure compliant with the safety standards set out in Bill 122.
Declaring dangerous conditions
Identification and declaration: When a dangerous condition is detected on a façade or in a parking garage, the professional responsible must immediately inform the owner and the RBQ. The form “Declare a dangerous condition on a façade or parking garage” must be completed to place the finding on record. The professional must describe the dangerous condition in detail and specify its exact location. Any additional information available must be attached to the file.
Emergency measures: As soon as a dangerous condition is declared, emergency measures must be put in place to protect the public. This may include securing the affected area and installing barriers to prevent access. These measures must remain in place until the necessary repairs have been completed. The owner must act immediately to apply them and, where required, carry out immediate repairs to eliminate any danger. Documenting these actions and forwarding them to the RBQ is equally important. Where measures are only partly implemented, or not implemented at all, a detailed justification is required.
Documentation and follow-up: Tracking dangerous conditions and the actions taken is crucial. The owner must keep a complete file. That file includes the initial detection report and a description of the emergency measures. Details of the repairs carried out must also appear in it. A verification report must be added once the work is complete. This report confirms that the façades or the parking garage are secure and free of danger. It must be signed by an engineer or an architect, then forwarded to the RBQ. The file must be kept in the building register for the entire service life of the building, ensuring traceability and compliance.
Conclusion
In closing, following the requirements of Bill 122 rigorously is more than a legal obligation for owners. It is also a crucial step in safeguarding the safety of occupants and of the public. This article has set out the requirements and the good practices to follow.