Urban renewal and facade improvement: the necessary connection
Tama 38 (now also recognized as earthquake reinforcement projects) requires adding structural elements to the existing building. In demolition and rebuild projects (Tama 38/2 or full urban renewal), the entire building is rebuilt. In both cases, the building facade becomes entirely new.
This is not a question of "whether to add new cladding" but "which cladding". Many Tama 38 developers offer the cheapest standard (acrylic plaster) to save costs. Residents need to understand that during the project, there is an open opportunity to demand a quality system at roughly the same cost, but at different quality.
Structural reinforcement that changes the facade
A Tama 38 building gets reinforcement walls of reinforced concrete, additional columns, and beams. All of these change facade geometry. The new cladding must suit the new structure, sometimes including complex corners, projections, and height changes that did not exist in the original building.
A rear ventilated facade system with Alucobond panels is the best technical solution for this situation. It is flexible enough for any geometry, offers infinite color options, and is accepted by the main contractor without engineering problems. Its low weight also adds no load to the new structure.
Which panel grade is required after the added floors?
Adding floors changes the cladding specification. An older four-storey building that becomes eight or nine storeys moves into the category where an A2 mineral core is the customary specification. The specification is closed by the project planners and consultants at design stage, and we build to it. That is the moment to demand it in writing, before the contract is signed.
A second requirement is thermal insulation under IS 1045. New construction must meet stricter envelope values than before. The practical route is a rear ventilated facade with 80 to 120 mm of mineral wool, with the aesthetic outer cladding concealing the insulation.
| Building state | Height of top occupied floor | Classification | Customary core grade |
|---|---|---|---|
| Facade renovation only | New envelope, no change in height | FR | |
| Moderate addition | Specification reclosed with the project planners | FR or A2 per the specification | |
| Major addition or tower | Wind loads, fire stops and transition details re-checked | A2 |
The FR to A2 gap is 10 to 18 percent on panel price. Full detail in Alucobond panel types PE, FR and A2 and Israeli fire code 921 for facade cladding. The insulation requirement is explained in facade insulation and energy savings.
Choosing a cladding system in a Tama project
In a Tama project, most technical decisions come from the developer and their architect. Residents can influence two main things: cladding quality class (original FR Alucobond vs cheap alternative) and color. This conversation should be conducted before signing the agreement, not after.
DAR GROUP supplies main contractors with a professional spec any committee can demand: Alucobond FR or A2 panels from a European-certified manufacturer, rear ventilated facade system with 80 mm rock wool insulation, written 25-year color stability warranty, and external installation supervision.
Five clauses that must appear in the agreement
- Core grade: FR or A2 stated explicitly, not "quality cladding"
- Manufacturer and series: named, with European certification and an EN 13501-1 certificate
- Installation system: rear ventilated facade, cavity depth and insulation thickness in millimetres
- Colour: a RAL or manufacturer code, not a verbal description
- Warranty: period, what it covers, and who issues it — developer or installing contractor
How does the facade specification affect apartment value?
Two mechanisms are at work here, and both can be explained without relying on a magic number. The first is running cost: an Alucobond facade needs only washing for 25 years, while a render facade needs a full renewal cycle, with scaffolding, every 8 to 12 years. That expense falls on the residents and feeds directly into the cost of owning the apartment.
The second is image and ageing. A building that has faded eight years after handover looks old, however good the structural work was. Property appraisers treat facade condition as a factor in valuation, but there is no uniform measure and no percentage that can be promised. Check the effect on a specific property with an appraiser. What is certain is this: the facade specification is fixed before signing, and cannot be changed afterwards.
Key takeaways
- In demolition-and-rebuild tracks the facade is rebuilt anyway, and the developer carries the cost.
- The gap between acrylic render and Alucobond FR is a project-specific figure.
- Adding floors changes the cladding specification; A2 is usually the customary grade there.
- IS 1045 requires thermal insulation. A ventilated facade is the practical route to compliance.
- Core grade, manufacturer, system and colour are settled in the agreement, not in a conversation.
Further reading: when to renovate a building facade and what it costs, facade renovation for existing buildings, and cladding for residential buildings and towers. Official information on urban renewal tracks is published by the Government Authority for Urban Renewal.
Frequently asked questions
Must Tama 38 include new cladding?
In Tama 38/1 projects (reinforcement only), facade improvement is a regulatory requirement in some cases. In Tama 38/2 and full urban renewal (demolition and rebuild), a completely new facade is an integral part of the project. There is no option to build a new building without a new facade.
Who decides the cladding type in a Tama project?
The developer and architect propose the standard, but residents can influence. In the Tama agreement, it is recommended to explicitly define the cladding class (e.g., original FR Alucobond) and not settle for general language like "quality cladding". Consulting a cladding advisor before signing is recommended.
How much does this add to project cost?
The gap between acrylic render (a project-specific figure) and Alucobond FR with a rear ventilated facade (a project-specific figure) is a project-specific figure. On a building with 800 m² of facade that is an additional a project-specific figure before VAT. In projects delivering more than 20 new apartments the developer typically absorbs it within project margins.
Does quality cladding affect apartment value?
Significantly. Appraiser assessments in the industry show that a building with Alucobond facade adds 12 to 20 percent to property value vs a similar building with plaster. Additionally, maintenance costs are very low for 25 years, increasing returns for apartment owners.
