ᐅ Plaster Damage on Exterior Wall – Is the Builder’s Response Adequate?
Created on: 13 Aug 2025 13:53
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Blaexe90Hello everyone,
I am reaching out to you as a community of experienced construction professionals and homeowners because we, as a condominium owners’ association (HOA), are currently a bit uncertain.
The situation: On our new building (approximately 4.5 years old), the plaster on the facade is crumbling around two pipe penetrations (common ventilation pipes) (see photo). A third, identical penetration still looks fine. We discovered and reported the damage in January. The end of the 5-year warranty period is approaching, so we want to make sure this issue is properly resolved.
The developer has already identified the cause (albeit remotely diagnosed: missing separation between the plastic pipe and the plaster) and has responded in writing to our questions about the repair. However, their answers seem somewhat vague to us.
Our question:
How exactly will the repair process proceed?
Developer’s answer:
The damaged plaster will be removed, and I will carefully inspect the situation on-site. Then, together with the contractor, I will determine the necessary steps. At this point, I expect that the missing separation will be installed, the plaster reapplied, and the damaged areas repaired. This will also include blending the new plaster with the old. Any color difference between old and new plaster will quickly even out due to weathering.
Our question:
Will any resulting damage such as moisture be investigated?
Developer’s answer:
When I am on site, I will inspect the entire building and check for any secondary damage and address it if necessary. However, I expect that there will be no further damage. Usually, only a few drops of water seep behind the system, which then diffuse over time since our system is vapor-permeable.
Our question:
Will the third, still intact pipe penetration be repaired preventively?
Developer’s answer:
I will also check that and initiate further measures if needed.
Thank you very much in advance and best regards
I am reaching out to you as a community of experienced construction professionals and homeowners because we, as a condominium owners’ association (HOA), are currently a bit uncertain.
The situation: On our new building (approximately 4.5 years old), the plaster on the facade is crumbling around two pipe penetrations (common ventilation pipes) (see photo). A third, identical penetration still looks fine. We discovered and reported the damage in January. The end of the 5-year warranty period is approaching, so we want to make sure this issue is properly resolved.
The developer has already identified the cause (albeit remotely diagnosed: missing separation between the plastic pipe and the plaster) and has responded in writing to our questions about the repair. However, their answers seem somewhat vague to us.
Our question:
How exactly will the repair process proceed?
Developer’s answer:
The damaged plaster will be removed, and I will carefully inspect the situation on-site. Then, together with the contractor, I will determine the necessary steps. At this point, I expect that the missing separation will be installed, the plaster reapplied, and the damaged areas repaired. This will also include blending the new plaster with the old. Any color difference between old and new plaster will quickly even out due to weathering.
Our question:
Will any resulting damage such as moisture be investigated?
Developer’s answer:
When I am on site, I will inspect the entire building and check for any secondary damage and address it if necessary. However, I expect that there will be no further damage. Usually, only a few drops of water seep behind the system, which then diffuse over time since our system is vapor-permeable.
Our question:
Will the third, still intact pipe penetration be repaired preventively?
Developer’s answer:
I will also check that and initiate further measures if needed.
- What do you think of these answers? Is this a solid basis for a repair, or are these just vague responses designed to avoid commitment?
- I’m especially skeptical about the statement regarding moisture (“only a few drops,” “diffuse out again”). The areas have been open since winter, and there has been heavy rain frequently. Is this statement realistic?
- What would a truly professional repair look like to you? What should we pay attention to when the contractors come?
- What about the third area? We don’t want to just rely on “check and if necessary.” Is it common to do preventive repairs in cases where the defect is systemic?
Thank you very much in advance and best regards
You have received a response, so at least your complaint has been acknowledged. However, you might have made mistakes in how you phrased it. Discuss the case with your lawyer.
Apparently, something must have coated the reinforcing mesh to prevent the plaster from bonding with it. As a result, the plaster remains a separate layer, apparently only as thick as a film.
I would follow your lawyer’s advice on that.
What is your role within the HOA? Could you possibly be held liable for damages towards the HOA if you try to downplay this issue?
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Blaexe90 schrieb:
The situation: On our new building (approximately 4.5 years old), the plaster around two pipe penetrations (stack ventilation) on the facade is flaking off (see photo).
Apparently, something must have coated the reinforcing mesh to prevent the plaster from bonding with it. As a result, the plaster remains a separate layer, apparently only as thick as a film.
Blaexe90 schrieb:
We have also considered initiating an independent expert assessment, but if possible, we would like to avoid this.
I would follow your lawyer’s advice on that.
Blaexe90 schrieb:
I am reaching out to you as a community of experienced construction experts and homeowners because, as a homeowners’ association (HOA), we are currently somewhat uncertain.
What is your role within the HOA? Could you possibly be held liable for damages towards the HOA if you try to downplay this issue?
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
As a condominium owners’ association, we submitted a standard defect notice within the scope of the warranty. Currently, there is no lawyer involved and no independent expert assessment proceeding in this case.
These considerations arose because the developer has been very slow to respond. (As mentioned, the defect was first reported in January.) Therefore, a decision now needs to be made whether we have sufficient trust in the developer to remedy the defect or whether we should initiate a formal procedure. The questions are intended to help assess this, based on the developer’s response.
None of us are experts, so my goal was to check the plausibility of statements made by people with deeper knowledge of the subject.
These considerations arose because the developer has been very slow to respond. (As mentioned, the defect was first reported in January.) Therefore, a decision now needs to be made whether we have sufficient trust in the developer to remedy the defect or whether we should initiate a formal procedure. The questions are intended to help assess this, based on the developer’s response.
None of us are experts, so my goal was to check the plausibility of statements made by people with deeper knowledge of the subject.
Blaexe90 schrieb:
As mentioned, the defect was first reported in January)A formal complaint about defects is a legal act and should also suspend the warranty from the date of the complaint.Blaexe90 schrieb:
None of us are experts, so my aim was to evaluate the statements of people more knowledgeable in the subject for plausibility. And now, as someone deeply involved in construction, I advise you to involve someone who is well-versed in legal matters. My plausibility check of your description of the correspondence has raised a justified suspicion that the defect complaint lacked clear deadlines and expectations. And I remind you of my question: Do you want to take on the responsibility of deciding for the homeowners’ association (and later being criticized for it) to keep things calm? - Be prepared that later one of your fellow homeowners may consult a lawyer who will be shocked and ask how anyone could have followed your advice (just because you know some "Forenname0815" online who said "no problem, just be patient, lawyers are way too expensive")?
If this goes to court, it will definitely exceed the monetary threshold for a local court (where legal representation is mandatory anyway). Homeowners’ associations with up to 3 residential units are the worst: they are allowed to self-manage. In practice, this means a small committee—no one wants to suggest legal fees—and in the end, the other two agree that the “appointed person” is the fool and now owes them compensation.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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