Leak Investigation – What you need to know
Spring is here! And while the warmer weather and sunny days bring most of us much joy it means that spring showers are also here. Leaks in your condominium can cause significant damage if not properly addressed. Whether it’s a slow leak or an unexpected flood, knowing how to prevent and deal with leaks can minimize your risk.
Understanding some of the common causes of water infiltration is the first step in establishing an informed plan. Some common causes of water infiltration include:
- Aging Building Components – Over time as your waterproofing components age they become more susceptible to leaks. Membranes on roofs and balconies age and experience wear from the environment and foot traffic. Caulking around windows can dry out and crack from UV rays.
- Faulty Installation or Construction – While constructors take reasonable precautions to ensure that work is installed correctly, errors in construction can result in leaks. The Tarion warranty program does manage risks in newer buildings, but errors and leaks must be identified within the timeframe set by Tarion to qualify for warranty coverage.
- Missed Maintenance – Regular inspection and maintenance are crucial to ensuring that the building systems are functioning as intended and allowing for planned replacements as the components age. Neglecting regular maintenance and inspections can allow minor problems to develop into major issues, such as clogged roof drains.
So what can be done to minimize these risks? Following a few simple mitigation strategies can help a condominium limit the potential for future leaks:
- Regular Maintenance & Inspection – Conducting routine maintenance and inspection can reveal issues before they are able to grow. The cost of routine maintenance is often a fraction of the cost to repair a leak, not to mention the impact it can have on your insurance premiums. Consider annual roof inspections by a qualified roofer, balcony and façade inspections every 5 years, and have your drains cleaned at least twice annually.
- Plan End of Life Replacement – As building components age, their ability to prevent leaks may diminish. Planning for the eventual replacement of the building components and waterproofing systems as they age reduces unforeseen costs. Your reserve fund will identify typical building component lifespans. Take a closer look at these components as your project approaches to narrow down pricing and timing of your work.
- Proper Design, Installation, and Review – Once work is planned, make sure you have the right team of designers, installers, and inspectors to get the job done right. Don’t leave it up to chance – protect your investment and hire quality service providers who have a proven track record.
- Raise Awareness – Educating residents and board members on the importance of promptly reporting leaks or signs of infiltration, as well as regular check-ins if they are planning on being away. Damage from water infiltration increases the longer it goes unresolved.
Even with good strategies in place, leaks can happen. Chasing a quick fix can cost you a lot of time, money, and headaches. So, make sure you get the right team in place to identify the root cause of the leak. This could involve water testing, thermal imaging, and exploratory openings among other strategies. Identifying the root cause allows for a cost-effective repair in the short term and a well-planned strategy for long term replacement.
Condominium leaks are not just a nuisance—they can cause significant damage if not properly addressed. By understanding the common prevention strategies, condominium managers and owners can work together to reduce these risks. Preventing leaks is a proactive approach that pays off by reducing damage and protecting your investment.
Written by: Jeffrey stevens, Project Engineer RJC Engineers.
