Florida Painting and Waterproofing | Solutions to Water Intrusion Problems

Article in Condo Management Magazine by Jeff Coffin

Water leaks and intrusion problems can lead to expensive repair bills. Damages may include wet carpeting, as well as damaged ceilings and walls. The cost to repair these interior damages is normally the individual unit owner’s responsibility. However the cost to repair the area where the water is coming from is almost always the association’s responsibility.

Determining the source of the leak

The first step is to determine where the leak is coming from. Roof leaks can be difficult to pinpoint, particularly if the roof is old and has been patched and repaired many times. Qualified roofing contractors have sophisticated tools that will detect moisture in or under the roof system. If water is getting in through cracks or around windows, a water test can be performed. A qualified waterproofing contractor can detect leaks and make the necessary repairs. A leak test is an effective method of determining the source of water intrusion. It takes two people to perform a leak test. One person should start pressure cleaning from the bottom of the affected area and work slowly upwards. The second person should be on the inside watching for the water to start seeking in from around the windows, floors and ceilings. It may take an hour or two before the leak is detected, but in the long run, it takes the guess work out of where the repairs need to be made.

Fixing the leak

The second step is to fix the leak. Walls with several cracks can be waterproofed with an elastomeric coating after pressure cleaning and sealing the walls with a quality surface conditioner. Next, our contractor should open large cracks with a masonry grinder, inject urethane sealant into the crack and patch over these openings with a flexible elastomeric patching compound. Be sure that all wall penetrations such as conduits, hurricane-shutter boxes, tracks, pipes, etc. are caulked with urethane sealant. After that, an elastomeric coating should be applied at a maximum of 80-100 square feet per gallon to a 10-mil dry thickness. After water testing, old, loose and deteriorated caulking should be removed from perimeter joints around windows and doors. Then recaulk with urethane sealant. Sometimes windows leak at the glass to metal joints, other times they leak at the metal to metal joints. Many windows come with rubber gasket material at the glass to metal joints. Over time they become worn and shrink from sun exposure and heat. Depending on the condition of the gasket, it may need to be caulked in place with clear silicone sealant, removed and completely recaulked or replaced. Other types of windows without gaskets may also require glass to metal caulking. Metal to metal joints should be sealed with silicone sealant. Pay careful attention to keep weep holes in window frames and window tracks open and clear so that water can drain properly. Make sure that the window frame fasteners are caulked. The miter joints that are formed in the corners of window tracks should be checked and caulked. Sliding glass door tracks need to be inspected for openings. Caulk fasteners, metal joints and thresholds that meet balconies and terraces must also be inspected.

Following up with routine checks

The final step is to follow up with routine checks so that if another water intrusion leak should occur, it can be dealt with quickly. Expansion joints need to be routinely inspected for openings since expansion joint material should be removed and openings should be thoroughly clean and dry when installing new backer rod and sealant. These are some areas that can also allow water to get inside a condominium. A qualified waterproofing contractor with experience in leak detection can help a condo manager keep water and moisture outside and keep it dry inside.

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