Next to fire, perhaps nothing is more damaging to residential buildings and the  property of their occupants as leaks. Whether it’s a torrential deluge from the upstairs neighbor’s overflowing bathtub or a slow, seeping leak around the window frames, water  causes huge amounts of physical damage, and can contribute to the proliferation  of mold—and all the potential health hazards that represents.  

 And though condo boards never enjoy addressing the perennial problem of  waterproofing and weatherproofing, seasonal reviews allow unit owners and board  members to catch small maintenance items before they become major repair bills.  

 That’s why it’s vital for buildings to make sure their structure is as waterproofed as it can  possibly be, and that any breaches in their building envelope are dealt with  swiftly and competently.  

 “The building envelope is the outside skin of the building,” says Jim Murphy, president of Pro-Tech Building Restoration Services in East  Hanover,” that consists of the window systems, if there is a brick veneer on the  building, shingle sidings, anything that comprises the outside of the building,  the total façade.”  

 Building wrap is generally installed prior to the building’s exterior façade and helps protect against air and water infiltration while allowing harmful  moisture vapor to escape the wall cavity. Building wraps can hold up to the  rigors of residential job sites because of its’ increased tear strength, durability and ability to withstand extended UV  exposure. Certain building wraps may contribute towards U.S. Green Building  Council LEED points.  

 The Main Culprits

 Experts agree that any part of a building exposed to the elements is prone to  wear and tear and has the potential to be an entry point of moisture  penetration and water intrusion.  

 “The roof is probably the most vulnerable spot to water damage,” says Ed Taylor, president of Advance Waterproofing Company Inc., in Totowa. “The roof is vulnerable for a number of reasons. The main reason is age which  affects the condition of the roof. Maybe something fell on the roof like a tree  or tree branches which happens all the time. The basement is also a spot that’s vulnerable to water and flooding. You could have hydrostatic pressure. If  there is the tiniest crack in a concrete floor that would allow water to seep  into the basement or you could have hydrostatic pressure. Foundation walls  could leak due to age or improper waterproofing from day one.  

 “Windows are very vulnerable to water intrusion,” says Joseph DelGuidice, project manager of World Wide Construction and  Restoration in Ridgefield Park. “That’s why it’s so important that windows are properly caulked. You should never caulk the  window lintel, that’s the top of the window on the outside. Brick pointing is another spot where  water usually gets in, the cement between the brick has to be cut and pointed.  You have to cut the joints three quarters of an inch. If it’s not done right, water is going to get in.”  

 Weather, poor construction, building age and human error can also cause a  building to develop leaks. Old and new buildings are both open to water damage Shoddy construction on newer buildings can lead to a leaky façade and older buildings have more than likely experienced damage due to numerous  years of exposure to the elements.  

 Seepage and water damage aren’t strictly above ground problems. A common area in which buildings experience  leaks is the foundation, because cracks often occur in the foundation wall.  

 In fact, say experts, ventilation is a key factor in nearly all areas of condo  construction – including often over-looked basement and wall cavities.  

 So it is mandatory that the wall below ground level is sealed to prevent the  ingress of moisture. Structural waterproofing is the term used to describe when  a wall below ground level is sealed to prevent of admission of moisture. With  below ground conversions various structural pressures will apply so things can  get complicated, that’s why all possibilities have to be reviewed by a professional surveyor before  action is taken.  

 An Issue of Ownership

 Condominium bylaws are written in such a way as to stipulate that the window  belongs to the unit owner but the structure or frame around the window belongs  to the association. So Weatherproofing buildings can be a tricky proposition  when one considers the unique challenges associations often face with door and  window replacement.  

 “One of the important things to remember that in order to get the windows of high  rises you have to erect scaffolding, so unit owners don’t usually pay for that,” says Joseph DelGuidice. “Facades of building are usually waterproofed every five years. Right before that  happens the management company or co-op or condo board will hire an engineer to  do an examination of the façade of the building. Who hires the engineer varies from building to building but  it’s usually not the individual unit owner. The engineer will then examine the  building and if he sees defective areas that needs waterproofing and he’ll make a drawing of the building and all the work that needs to be done, then  he’ll send that letter to whoever hired him. You can’t leave that work up to a contractor because you’ll get 20 contractors saying 20 different things. That’s why it’s important to have an engineer do it.”  

 In addition to the unique ownership issues of door and window replacement, unit  owners will eventually realize that it’s also difficult to address a roofing issue without addressing siding and at  some point you may have to consider integrating the projects together.  

 “You can do separate projects,” says Taylor, “We do individual siding and roofing projects all the time but sometimes you have  to make the determination on what to do first based on budgetary reasons.”  

 Identifying Problems

 It is better to head off problems before they start, so waterproofing and  weather proofing experts recommends setting up a maintenance plan to deal with  leaks and repairs before they occur before they get out of hand.  

 “Lots of co-ops and condos have maintenance plans these days,” says Murphy. “People usually sign up for a yearly or bi-yearly maintenance program. When they  first sign up there is an initial investigation where we give an initial  overview of the building and the potential problems that could be happening and  an estimated cost of repairs and after we make those repairs, we set up a  maintenance program from that point on. Usually during the initial  investigation we’ll find a small thing and fix it so they won’t be looking at a big ticket item down the road. It’s best to set up the maintenance program and check the exterior facades of  buildings in the Spring or Fall, as long as it’s not freezing outside, a good maintenance program would include caulking joints  and window sills at least once a year.”  

 In addition to leaks there are signs that a building is having waterproofing  problems.  

 “If it’s a brick or masonry building you’ll see what it called efflorescence, that’s that white calcified line that’ll happen on brick,” says Murphy. “It’s like a salt drip or a stain and that’s an indication that water is getting in behind the masonry and when that  happens the water hydrates out. You may not have a leak, but that doesn’t mean you’re not having waterproofing problems.”  

 Despite its appearance as an external weather barrier, experts say even the most  modern siding materials were not designed as complete protections against  moisture.  

 Whether windows, roofing, or siding, when the time does come to discuss large  scale updating, money worries often affect association decision making – a problem that may seem even more daunting in a down economy.  

 There are various ways water-proofers identify problem areas if leaks are not  glaringly obvious.  

 Leak hunters can simulate heavy rain fall, use small digital cameras similar to  what a cardiologist or plumber uses and infrared moisture detectors that  supplies an x-ray of any flat surface where moisture may be trapped or a  moisture meter, which can be bought in any local hardware store.  

 “One of the most common tests we do to test for water intrusion is we’ll simulate a wind driven rain with a spray bar that you hook up to a hose,” says Murphy. “A lot of these units won’t leak unless you have what I call the perfect storm. Every time it rains maybe  a unit won’t get a leak but every once in the while say there is a northwest wind, then it  will leak. So that’s why it’s important to hold that spray bar at various points outside the building.”  

 In the end, say experts, such weatherproofing discussions require patient  discussion, with tolerance for dissenting voices and hope that cooler heads  will always prevail. The key is to have an adult conversation and have it be an  open conversation at board meetings along with newsletter updates.   

 Matthew Worley is a freelance writer and a frequent contributor to New England  Condominium.