Download - The Causes & Solutions to Water Infiltration In Your Building

John Stevens, ICS, RS, CGP

Kipcon Inc.

800.828.4118

[email protected]

Causes and Solutions to Water Infiltration in Your

Buildings

What Will I Be Talking About ?

• What does water infiltration in buildings look like ?

• Where is the water coming from (critical areas of moisture infiltration) ?

• How to identify the problems?

• What are the solutions ?

What does water infiltration in buildings look like?

Seeing This on the Inside Means That Something is Wrong on the Outside!!

On The Way In This is What Can Happen !

Where is the Water Coming From? (Critical Areas of Moisture Infiltration)

Critical Areas of Moisture Infiltration

• Roofs

Common Locations Where Moisture Problems Occur

• Roof/Wall Step Up Intersections


• Skylights


• Roof Vents


• Roof flashings


• Kick out flashing


• Parapet Walls


• Around windows


• Building flashings and weather barriers


• Exterior Trim


• Siding Vents


• Brick Facade


• Clogged weep holes


• Building penetrations


• Intersections of dissimilar materials


• Below grade drainage systems


• Building perimeters

• Grading

• Underground piping


• Building perimeters

In Some Cases May Seem Like Rain But, It Is

Condensation

• the conversion of a substance (such as water) from the vapor state to a denser liquid or solid state usually initiated by a reduction in temperature of the vapor

Common Locations Where Condensation

Problems Occur

• Attics


Problems Occur

• HVAC units


Problems Occur

• Cathedral Ceilings

There Are Also Sources of Unanticipated Interior

Moisture

• Fixture overflows, washing machines/hot water heaters/toilets/baths/sinks/etc.

• Ice Damming

And, The Problem May Be ICE (frozen water)

• When a roof is covered

with snow and the outside

temperatures remain at or

below freezing for an

extended period of time,

ice accumulates on the

roof (and forms “dams.”

• Then, when the snow

melts, the water backs up

behind the ice “dams,”

which can penetrate

under the roof shingles

and into the interior of the

building.

Symptoms of Ice Damming

Symptoms

• Typical Pattern of Snow

Melt

on Roof

• Icicles Hanging from Eaves

• Gutters Clogged with Ice

The problem is difficult to see until water intrusion

into the interior spaces occurs.

Ice Damming Results: Water Penetration into Building

How to Identify the Problems

Evaluation of Roofing Conditions

• Visual Observations

• Observations from ground level

• Observe general condition of roofs

• Look for evidence of drainage problems, shingle blow offs, etc.

• Walk on roof inspections

• Close up observations of the condition of the shingles

• Check flashing installation

• Observe roof offset walls

• Check roof vents and other penetrations

• Invasive Inspections

• Used to pinpoint leaking problems

Evaluation of Window Conditions



• Observe general condition of windows including flashing and sealants

• Look for evidence of water staining, deteriorated caulking, damage to window units


• Used to pinpoint leaking problems – flashings and weather barriers

Evaluation of Building Facade Conditions



• Observe general condition of the building facades including claddings, trim, penetrations and sealants

• Look for evidence of water staining, deteriorated caulking, damage to cladding and trim materials, poorly sealed penetrations



• Observe hidden flashings and weather barriers

Evaluation of Below Grade Conditions


• Observations from exterior

• Observe general condition of the areas including drainage structures, waterproofing, etc.

• Look for evidence of water staining, excessive settlement, erosion of landscaped areas

• Observations from interior

• Observe general condition of the foundation areas

• Look for water staining, dampness, deterioration of walls/floor slabs



Evaluation of Condensation Problems


• Observations of attic spaces

• Look for water dripping from nails, staining of wood sheathing and framing, stains on insulation

• Look for water issues occurring when it is not raining

• Observations

• Look for water dripping and staining around unit

• Look for clogged drain holes


• Required to pinpoint problems in cathedral ceilings

Solutions

Copyright Kipcon Inc. 2005

So, What Do You Do ?

• Implement a proactive preventive maintenance and reporting program.

• React to reported problems immediately.

The Preventive Maintenance Plan Should

Include

• Scheduled visual inspections to review the building exteriors to look for the warning signs of moisture infiltration

• Document results and follow up.

Correcting The Problems

• Specifications

• Bidding

• Contract Administration

Sample Specification

Questions?

• Using your chat feature, feel free to send in any questions you may have.

• 800-828-4118

• [email protected]

Download - The Causes & Solutions to Water Infiltration In Your Building

Top Related