the causes & solutions to water infiltration in your building
Post on 03-Aug-2015
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John Stevens, ICS, RS, CGP
Kipcon Inc.
800.828.4118
jstevens@Kipcon.com
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 !
On The Way In This is What Can Happen !
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
Critical Areas of Moisture Infiltration
• Roofs
Common Locations Where Moisture Problems Occur
• Roof/Wall Step Up Intersections
Common Locations Where Moisture Problems Occur
• Skylights
Common Locations Where Moisture Problems Occur
• Roof Vents
Critical Areas of Moisture Infiltration
• Roof flashings
Common Locations Where Moisture Problems Occur
• Kick out flashing
Critical Areas of Moisture Infiltration
• Parapet Walls
Critical Areas of Moisture Infiltration
• Around windows
Critical Areas of Moisture Infiltration
• Around windows
Critical Areas of Moisture Infiltration
• Building flashings and weather barriers
Common Locations Where Moisture Problems Occur
• Exterior Trim
Common Locations Where Moisture Problems Occur
• Exterior Trim
Common Locations Where Moisture Problems Occur
• Siding Vents
Critical Areas of Moisture Infiltration
• Brick Facade
Critical Areas of Moisture Infiltration
• Clogged weep holes
Critical Areas of Moisture Infiltration
• Building penetrations
Critical Areas of Moisture Infiltration
• Intersections of dissimilar materials
Critical Areas of Moisture Infiltration
• Below grade drainage systems
Critical Areas of Moisture Infiltration
• Building perimeters
• Grading
• Underground piping
Critical Areas of Moisture Infiltration
• Building perimeters
Critical Areas of Moisture Infiltration
• 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
Common Locations Where Condensation
Problems Occur
• HVAC units
Common Locations Where Condensation
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
• Visual Observations
• Observations from ground level
• Observe general condition of windows including flashing and sealants
• Look for evidence of water staining, deteriorated caulking, damage to window units
• Invasive Inspections
• Used to pinpoint leaking problems – flashings and weather barriers
Evaluation of Building Facade Conditions
• Visual Observations
• Observations from ground level
• 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
• Invasive Inspections
• Used to pinpoint leaking problems
• Observe hidden flashings and weather barriers
Evaluation of Below Grade Conditions
• Visual Observations
• 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
• Invasive Inspections
• Used to pinpoint leaking problems
Evaluation of Condensation Problems
• Visual Observations
• 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
• Invasive Inspections
• 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
• jstevens@kipcon.com
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