Water intrusion issues can plague home owners for years without ever being properly resolved. Water is a destructive force and can cause various issues for a building. Some problems – such as rotted wood, peeling paint, rusted metals, water stains, etc. – are easily identifiable. However, moisture can penetrate the building in a multitude of different ways and can cause damage without ever being noticed. Due to the complexity of these issues, it is absolutely vital that each homeowner or building owner take several precautions to ensure that they do not become a victim of water intrusion.
Although a comprehensive forensic investigation by trained professionals is recommended, routine checkups and maintenance can be performed to help make sure all building components are working together as a cohesive system to prevent moisture intrusion. Although all of the elements in the building envelope work together, it is important that each individual element is inspected separately. After all, a chain is only as strong as its weakest link.
At-home inspections should take place on the inside and outside of your home or building. On the exterior, a methodical assessment of the windows, doors, roof, flashing, and exterior wall systems should be conducted. It is important to look for any inconsistencies, including peeling paint and discoloration in caulking or other building materials. The majority of leaks occur at the joints and corners, whether it is in windows, doors, or even the expansion joints in the external walls. It is important to take special precautions when inspecting these areas. Also, if there is an opening to anything in the building envelope (i.e. vents, etc.), it is important that these have sufficient hoods to prevent water from entering them. A building leak that is not caught quickly can do serious damage, as water will soak into insulation and wood framing and will cause serious structural and Indoor Air Quality (IAQ) problems.
On the interior, signs of water intrusion can occur at the windows and doors, as well as in the attic and drywall. It is important to look for holes and air leaks, as these are obvious sources of water intrusion. Drywall is extremely porous, so if it is damaged it must be replaced. Another common source of internal water intrusion is HVAC systems. Drain pans must be designed properly to ensure they drain with no issues. Furthermore, the systems must be designed properly to guarantee appropriate dehumidification and moisture removal. If the relative humidity of your home or building is above 30-50%, there is a good chance you are suffering from a water intrusion issue. It is important to have mechanical systems that provide adequate moisture removal, as it is vital to maintaining a healthy living space with acceptable IAQ.
Moisture can wreak havoc inside your building, causing property damage and even posing serious health risks. It is important to continuously check your building for water intrusion, noting any areas that may be a future source of leaks. Although inspections which are not forensic in nature will not provide you with all of the answers, a routine thorough visual inspection is a step in the right direction towards preventing water intrusion.
Michael Bowers LEED GA – Graduate from the University of Florida with a Bachelor’s Degree in Mechanical Engineering. LEED Green Associate with 2 years in the HVAC industry. Certified by the Air Conditioning Contractors of America in Residential System Design. Has worked closely with design and implementation of several HVAC projects, including multi-story residential buildings, universities, hospitals, and hotels. Mr. Bowers is currently working under the senior principal Chuck Wunder P.E. in preparation of securing his own PE license in the state of Florida, conducting inspection testing and analysis investigations with other principals in the firm and is currently the acting director of engineering and administration for U S Building consultants.
