Commercial Cladding Systems and Refurbishment

Commercial cladding options include ventilated rainscreen systems, insulated panel systems, profiled metal cladding, solid aluminium or steel panels, fibre cement panels, glass façades and curtain walling. Different facing materials can also be incorporated within a wider rainscreen or façade system.

Each system provides different levels of weather protection, thermal performance, durability, structural capacity, maintenance and architectural flexibility. The correct solution depends on factors including the building’s use, height, location, existing construction, structural capacity, fire strategy and long-term asset objectives.

Cladding should therefore be considered as a complete external wall system rather than selecting an external panel in isolation. A technical survey and review of the existing building information should be completed before a system is specified.

Rainscreen cladding is a ventilated external wall system made up of an outer panel, a drained and ventilated cavity, insulation and a supporting frame. It manages moisture, improves thermal performance and suits offices, education, healthcare and residential buildings.

We specify rainscreen panels in materials such as aluminium and fibre cement, and we assess the full wall build-up for fire performance, not just the panel.

A1 and A2-s1,d0 are reaction-to-fire classifications under BS EN 13501-1. A1 is the highest classification, while A2 indicates that a product makes a very limited contribution to fire. The s1 classification relates to low smoke production, while d0 indicates no flaming droplets or particles within the relevant test criteria.

These classifications relate to how an individual product reacts when exposed to fire. They are not the same as fire resistance, and they do not automatically confirm that an entire external wall system is safe or compliant.

The required classification depends on the building’s location, use, height and regulatory status. The full wall construction, including panels, insulation, membranes, cavities, cavity barriers, fixings and interfaces, must be assessed using evidence applicable to the proposed installation.

The decision should be based on technical evidence rather than the appearance or age of the external panels alone. The assessment considers the condition of the complete façade, the cause and extent of any defects, the availability of supporting product information and the expected service life of the existing system.

Localised repairs may be appropriate where defects are limited and the surrounding construction remains serviceable. Refurbishment or partial replacement may be considered where individual components can be upgraded without compromising the wider system.

Full replacement may be required where defects are widespread, the system cannot be economically repaired, supporting evidence is unavailable, or the existing construction cannot meet the project’s safety, performance and asset requirements.

Starfish Construction develops recommendations following technical surveys, investigations and façade engineering assessments.

Potential warning signs include water ingress, internal dampness, staining, failed sealants, cracked or distorted panels, corrosion, loose components, open joints and visible movement within the façade.

Other concerns can include damaged coatings, blocked drainage paths, deteriorating insulation, condensation, failed fire stopping or uncertainty about the materials and construction concealed behind the external panels.

Some of the most significant defects may not be visible from ground level or during a general visual inspection. A façade can also appear to be in reasonable condition while containing concealed problems with fixings, insulation, membranes or cavity barriers.

Where defects, unexplained water ingress or gaps in the building records have been identified, a proportionate technical investigation should be completed before decisions are made.

A commercial cladding refurbishment normally begins with a review of the available building information, followed by surveys and investigations to establish the existing construction and the extent of any defects.

The project can then progress through design development, fire and structural coordination, building control engagement, product selection, access planning, procurement and construction.

Site work may include removing existing panels, insulation or membranes, repairing substrates, replacing fixings and cavity barriers, installing the new wall construction and completing interfaces around windows, roofs, balconies and other building elements.

Quality assurance should continue throughout installation, supported by inspections, photographic records, approved details and controlled management of design changes. The completed works should then be supported by accurate handover information, warranties and maintenance requirements.

Yes, many commercial cladding and façade projects can be delivered while the building remains occupied, provided the work can be safely planned and phased.

The delivery strategy should consider access, emergency escape routes, business operations, working hours, noise, dust, deliveries, security, temporary weather protection and the needs of tenants, employees, residents or visitors.

Different elevations or areas of the building can often be completed in phases, reducing the amount of the façade opened at any one time. Particular care is required around entrances, windows, public areas and operational facilities.

Starfish Construction combines detailed logistics planning with structured stakeholder communication. On residential projects, this can include a dedicated resident liaison and a digital Resident Hub to keep residents and leaseholders informed throughout the programme.

The applicable requirements depend on the building’s location, use, height, construction and the proposed scope of work. Not every commercial cladding project follows the higher-risk building approval process.

In England, Building Regulations dutyholder responsibilities apply more widely to building work. Clients, designers and contractors must have suitable arrangements for planning, managing and monitoring their work to ensure compliance with the Building Regulations.

Additional requirements apply where work is being carried out on a building that meets the statutory definition of a higher-risk building. This may include Building Safety Regulator approval, prescribed project information, formal change control and completion requirements.

The regulatory route should be confirmed at the beginning of the project so that surveys, design responsibilities, approvals and project information can be planned correctly. Requirements elsewhere in the UK should be considered in accordance with the applicable national building standards and regulations.

If your building includes residential flats in England under 11 metres, read our update on cladding funding for buildings under 11 metres.

Yes. Starfish Construction provides an integrated service combining technical surveying, façade engineering, design development, procurement, installation and project delivery.

The design process can include reviewing the existing wall construction, developing the proposed build-up, coordinating structural support and fixings, addressing drainage and weather protection, assessing thermal performance and detailing interfaces with windows, roofs and adjoining materials.

Fire safety requirements, cavity barriers, fire stopping and the applicability of product and system evidence are also considered as part of the coordinated design.

Bringing the survey, design and delivery teams together from an early stage helps ensure that design decisions are informed by the actual building, regulatory requirements, buildability and site conditions. Starfish Construction can also provide Principal Designer and Principal Contractor services where appointed.

Yes. Clients do not need to have selected a cladding system or decided that full replacement is required before contacting Starfish Construction.

The initial requirement may simply be to understand what is installed, investigate a recurring defect, verify the condition of concealed components or identify gaps in the available building information.

Our technical surveying and façade engineering teams can help define a proportionate investigation based on the building, the known concerns and the decisions the client needs to make.

The resulting information can be used to identify immediate risks, establish whether further opening-up or testing is required and develop recommendations for maintenance, repair, refurbishment or replacement. This provides building owners and duty holders with a clearer evidence base before committing to a construction programme.

Yes. Refurbishment or replacement provides an opportunity to review the building’s insulation, airtightness, thermal bridging, condensation risk and overall external wall performance.

Improvement may involve installing new insulation, reducing gaps within the thermal envelope, improving interfaces around windows and addressing areas where heat is transferred through fixings or structural components.

The proposed build-up must be technically assessed to ensure that thermal improvements do not create unintended moisture, ventilation or fire safety problems. The insulation, membranes, cavities and external panels must function as one coordinated system.

The achievable improvement will depend on the existing building, available space, substrate condition, planning considerations and the scope of work. Thermal modelling and condensation analysis may be required before the final system is selected.