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Urban
D.C. Inc.
Vol.
04
Issue 03
Water, water, everywhere!
Water is the mastermind behind corrosion, rust, mildew
and rot. Water is the magician
that can make structures expand and contract. Disguised as a small drip or a rushing
waterfall, water has the power to destroy. There are tactical defense measures that we can take against
water’s attack strategies. But
first, you must understand how water seeks out its prey.
As formidable as water can be as it travels on the
path of least resistance -- it can be stopped. The biggest problem is detecting where the water is penetrating
the protective envelope of the building.
There are many visible signs that provide a “red flag” that water is penetrating the building:
1. On a very rainy and windy day you will immediately be able to discern whether or not water is penetrating the building through the roof or façade and whether repair or exterior restoration is required to stop the leak.
2. Obvious bubbles under the roofing material, rotting steel and lintels that dislodge masonry are obvious signs as well.
3. If the leaks are slow and continuous – rain or shine – it may very well be the plumbing or HVAC system that needs repair or replacement.
4. There are also very sophisticated “water” meters that can be used to detect increases in the moisture levels of the building’s exterior and interior finishes.
Whatever the visible signs or readings on meters exhibit,
it is very difficult and time consuming to find the source of a leak.
Patience and good building-practice experience is required to make
an informed decision about not only from where the leak is coming, but about
the correct way to stop it.
The most important lesson to be learned after one is confronted with the first water attack is that being on the offensive is better than being on the defensive. A front line defensive measure to insure reduction of future leaks and the ensuing expense would be to hire a professional engineer or registered architect, who will perforn an annual review of the building's exterior and develop a maintenance program.
However, if a building’s budget does not include
an annual façade inspection by a professional, it is strongly suggested
that the owner or property manager begin to learn how to perform the required
inspection in order to detect any small problems which can later become disastrous.
As stated above, water is the arch enemy of the health
and longevity of a building -- its roof, façade and its interior finishes.
With this in mind, here are guidelines for an inspection program:
1.
Take a walk around
the roof and pay attention to bumps, bubbles, cracks, and other signs of decay
or wear and tear. How does the
roof feel under foot? Does it
feel spongy or squishy? That means water is hiding between the roofing membranes
(layers of roofing materials). Is there a mysterious garden growing in the cracks of the roof?
Has the unprotected and exposed roof been turned into an extension
of one’s living room?
2.
Take a close look
at the flashing around the parapet walls for the same kind of conditions of
deterioration. A large percentage
of leaks originate in the flashing.
3.
Because parapets
extend above the roofline, they are exposed to the most weather abuse and
can be a common source of leaks. Are
there any open mortar joints, corroded steel supports, or decayed pointing?
Is the flashing damaged?
Examine the coping, which
protects the bricks and building structure from the elements. If it is made of pre-cast stone, clay
or slate tile, these materials become porous with age making them vulnerable
to water infiltration. Check
the caulking between the stones and if the coping pieces are metal, do the
same.
Carefully check the inside
of the parapet walls (adjacent to the roofing surface). If it has been tarred (older roofs have
been repaired in this way), check closely for cracks or bubbles (blisters).
The tar, which holds in moisture and does not allow the masonry to
breathe, may eventually need to be removed.
This will increase the longevity of your parapet walls.
4.
Check around roof
penetrations such as plumbing stacks, bulkheads and skylights. The flashing around these penetrations
should be tight.
5.
Now look at the
drain. Do they have roof screens
over them? Are they clogged?
6.
Check your walkways
or terracing surfaces such as wood decking, paving systems or tiles.
Make sure they are in good condition and there is proper drainage.
7.
Next, look at the
building façade from the window (careful leaning out, please!)
or from the street level (hold onto one’s hat).
The cornice and water tables
protect the building from the weather; however, if they are not maintained,
they will be a hazard. Cornice
can be fabricated out of wood, copper, sheet metal or stone.
Whatever the material and construction, proper inspection and maintenance
is required. This part of the building receives the
most attention in Local Law 11/98 inspections.
Pay attention to any deteriorated
cornice flashing or structural and metal materials, any loose terra cotta
or masonry and the manner in which they are anchored to the building.
Again, all of these inspection points will hopefully
help find the environmental forces – mainly water – that affect
the longevity of a building.
If additional information or help with an inspection,
maintenance program, repair or restoration is required, please email
or call Urban D.C. Inc. at (718) 599-4000.
Good Luck
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