ᐅ Plaster Damage on Exterior Wall – Is the Builder’s Response Adequate?

Hello 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.

• 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?

We appreciate any tips and assessments. We have also considered initiating independent expert proceedings, but we would of course like to avoid that if possible.

Thank you very much in advance and best regards