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![]() ![]() While the assumption may be that the leak originates from just one place, often the culprit is multiple sources. Although boards are understandably frustrated when repairs are made and the building still leaks, waterproofing fixes are not always a one-shot deal. Unfortunately, there are no magic bullets, and in most cases no guarantees, for stopping water penetration. Stopping the Flowĭiagnosing leaks is one thing curing them is another. ![]() There are other factors to consider when determining the cause of the leak, such as: How long has the spot been leaking? Over how large an area does it leak? Has the spot been previously repaired? What materials have been used in the repairs? What is the age and overall condition of the building? How well is the building maintained? The answers to these questions provide leads for tracking down the source(s) of the problem. Another leak-detection tool is infrared thermal photography, which reveals cooler spots on a surface, suggesting moisture behind the wall. For suspected leaks behind walls, a hand-held meter is used by inserting its probes into the surface to measure the amount of moisture. Occasionally water needs to be directly applied to suspected problem areas to see where the leak originates. ![]() Some leaks require methods of detection beyond simple observation. An intermittent leak suggests the cause is triggered by the operation of some water-related system, such as when a bathroom ceiling fan leaks whenever the resident on the floor above takes a shower. Sometimes the preliminary diagnosis is straightforward: rainy day leaks, especially those that increase with the intensity of the storm, most likely mean the building's waterproofing has failed, while a continuous leak, even on sunny days, points to a plumbing or heating problem. To determine the source of a leak, an engineer will line up the usual suspects and address the most probable causes in a process of systematic elimination. Two other major sources of water penetration are internal leakage associated with plumbing and HVAC systems, and leaks from groundwater seeping through foundation walls and basement floors. Also susceptible are areas where two different types of materials join, especially if they lack flexibility and tend to harden and crack, such as stucco and brick. ![]() Particularly vulnerable are joints or junctures where vertical and horizontal surfaces meet, such as the roof membrane and the parapet or the window frame and windowsill. Any area that has deteriorated or been damaged is a potential weak spot for rain, snow, or ice to penetrate interior spaces. The majority of leaks start on the exterior envelope (the external surface) surrounding the building, such as roofs, walls, windows, doors, terrace, balconies, chimneys, and bulkheads. Left unrepaired, a small leak can develop into a significant and costly problem. Because water travels so freely, the area where a leak reveals itself may be far from where it originated. The source of a leak, however, is not always as obvious. The telltale signs of leaks are usually readily apparent: dripping water from ceilings or walls moist surfaces peeling, bubbling or cracking paint stains or discoloration mold or moss efflorescence (a whitish powdery residue from leaching salt) and general deterioration or corrosion. In addition to the obvious annoyance of a leak, over time water infiltration can cause serious structural damage. Traveling the path of least resistance, it finds the weakest links in the building's chain of components and systems, wreaking havoc along the way. Over time, water can penetrate through layers of brick, steel, concrete, wood, and insulation on even the most imposing fortress of a building. Despite major advances in building materials and construction methods, water remains a formidable foe.Ī leak can start from an opening as small as a pinhole, and left unrepaired, can develop into a significant and costly problem. Leaks are probably the most common headache suffered by building owners, managers, and residents. Over time, water can penetrate through layers of brick, steel, concrete, wood, and insulation, causing significant damage. What's the best way to find and fix leaks, particularly ones that persist after repair work? Yet even after all the work, water is still getting into several apartments. During that time, the board has hired three different contractors for repairs, which have included replacing the roof, repairing defective brickwork, repointing mortar joints, and caulking windows. I'm on the board of a cooperative that has been plagued with recurring leaks for the past several years. Construction Administration and Project Managementĭetecting Leaks with Infrared Thermography. ![]()
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