Keith A. Whitener in his book Construction Mastermind states, “Most construction claims don’t start with failure they start with silence.” The same can be said for decisions made relative to waterproofing, concrete repair, roofing, windows, and bulk water intrusion into buildings.
Not one owner initially said let there be repairs in the future so that maintenance costs can skyrocket out of control. Not one condo unit owner has said we can always increase assessments next year! However, deferred maintenance typically increases repair costs by 3-5 times compared with addressing problems early on.
For example, a small roof leak (ponding-water from day one) can easily become a building-envelope repair if moisture damages insulation, framing, drywall, finishes or electrical systems.
Lessons from the Field
One condominium association was advised to spend nearly $450,000 repairing concrete and stucco to eliminate cracking and water intrusion.
Further investigation revealed that the primary source of the leaks was not the exterior walls, but aging windows and sliding glass doors that had sustained storm damage over time.
Because governing documents assigned window replacement to individual unit owners, many deteriorated windows remained in service long after their useful life. By the time the leaks became obvious, insurance claim deadlines had passed. The association ultimately revised its governing documents, assumed responsibility for the windows, and replaced them building-wide before undertaking concrete repairs—eliminating the true source of the water intrusion.
Another property experienced widespread water intrusion through occupied units. Core samples taken from the balconies revealed that the waterproofing membrane had been installed without a protection board. The highly alkaline cementitious setting bed eventually destroyed the waterproofing system.
Routine infrared thermography or moisture surveys could have identified the problem years earlier—before extensive damage occurred. This case also highlights the importance of redundant waterproofing systems and ensuring that waterproofing installations remain accessible for inspection whenever possible.
In another example, a newly installed low-slope roof began leaking shortly after completion. A drone inspection revealed extensive ponding water across the roof surface. Many roofing manufacturers specifically exclude damage caused by ponding water from their warranties, making proper drainage critical.
These issues often stem from inadequate tapered insulation design, insufficient roof crickets, or construction shortcuts intended to reduce costs. If water remains on a roof longer than 48 hours after rainfall, the drainage system should be evaluated.
Bottom Line
Proactive inspections and maintenance protect property values, extends service life, reduces special assessments, and lowers lifetime ownership costs.
I was at a board meeting when one person shouted out that ten inches of concrete does not leak!! After seeing the video under the garage of water pouring through the concrete, he sat down. Conclusion – you can never have enough eyes on your building!
About the author: Bruce Wingfield has since 1988, inspected thousands of buildings for water intrusion, forensically investigated buildings impacted by eight major hurricanes, and is an accomplished author for Design Cost Data magazine. A published Amazon author, Mr. Wingfield, has also contributed many times to the West Florida Chapter Community Magazine. His expertise in concrete, concrete restoration, waterproofing, coatings, fenestrations, includes working directly with manufacturers as an employee of Sonneborn, and Tamms/Dural. As an exterior restoration contractor for 23 years, he can estimate construction costs with considerable accuracy.
For questions please email [email protected].
