ᐅ Plaster Damage on Exterior Wall – Is the Builder’s Response Adequate?
Created on: 13 Aug 2025 13:53
B
Blaexe90
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.
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
Blaexe90 schrieb:
And I don’t understand why you keep advising me to "consult a professional." I simply can’t do that. Apparently, you are not aware of how a homeowners association (HOA) works. Yes, I do know: a professionally managed HOA has a property manager who calls meetings and, from experience, knows why clear messages must be given to troublemakers. A small, self-managed HOA is run by non-professionals, where people with peacemaker, agitator, and follower attitudes face each other. They play a game like Mikado, meaning whoever makes a move loses and then becomes the scapegoat for the others.
Blaexe90 schrieb:
Not that I have to justify myself here, but I am in favor of involving a lawyer. The other property owners, however, are not necessarily on board. I’m glad to hear that—however, I don’t understand your hesitation then.
Blaexe90 schrieb:
Accordingly, I need technical arguments to convince them why the developer’s statement is not sufficient. Because fundamentally, the developer does want to carry out repairs. Either you can contribute some technical input or not. There is nothing related to building physics or plastering techniques to add here. The issue is not about whether a method is suitable, barely suitable, or unsuitable for damage repair. Rather, the problem lies with the opposing party who does not want to “repair” but instead prefers to “delay, evade, and keep things unresolved.” Without a lawyer and their ability to enforce missed deadlines and similar formalities, your claim for repair work will fail before the developer commits to a clear remediation plan. Otto Reutter sang about "the conscientious bricklayer" in 1929—its relevance has not faded since.
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Blaexe90 schrieb:
That is the only professional statement so far.But you didn't ask for that. You asked about the content of the BT’s statement. Everything else is a remote diagnosis, which doesn’t help you as a resident.11ant schrieb:
A small homeowners’ association is self-managed (i.e., by laypersons), and there you have people with peacemaker, instigator, and follower temperaments facing each other. They play a game of Mikado, meaning whoever makes a move loses and is later branded as the scapegoat by the other two.Relevance? We are not self-managed. Unfortunately, there are no highly motivated 5-star property management companies here. If you know one, feel free to recommend it—none has come to my attention so far.
11ant schrieb:
I’m glad to read that – but I don’t understand your hesitation then.I am trying (emphasis on trying) to obtain professional information to support my decision. That is exactly the opposite of "hesitating." An application to open a proof procedure would probably be rejected without any information. Understood?
11ant schrieb:
There is nothing related to building physics or plastering techniques to add here. The problem is not the suitability, marginal suitability, or unsuitability of a method for damage repair. It lies with the defendant, who does not want to “repair” but instead wants to “postpone, stall, and keep things unresolved.”You are wrong here as well. The developer has explicitly and in writing committed to repairing the damage within the warranty period. It’s not about that but about whether we want to accept the type of repair or not.
ypg schrieb:
But that’s not what you asked. You asked about the content of the developer’s statement. Everything else is a remote diagnosis which does not help you as a resident.Actually, that is exactly what I asked: What is the content-wise (i.e., technical) assessment of the developer’s statement? And what is the evaluation of experienced, objective professionals regarding the damage? These questions were formulated very specifically.
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hanghaus202314 Aug 2025 13:59One picture alone is not enough to assess the problem. We don’t even know how the wall structure was planned or how it was executed. I doubt this is the only area where the plaster will peel off in the future. Therefore, it is advisable to properly document the defect, including setting a deadline for correction. In my opinion, this has not been done so far. Has an expert already been commissioned to inspect the damage?
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hanghaus202314 Aug 2025 14:14What the general contractor suggested can work. However, as a layperson, I wouldn’t rely on that alone. An online forum cannot replace a professional. Find an expert who can assess this for you. For example, there are often defects at the transition to the basement or to the surrounding ground. Window reveals are also commonly affected. Only a specialist can properly evaluate these issues. Shortly before the end of the 5-year warranty period, you shouldn’t leave this to a forum.
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