Balcony Leak Testing & Membrane Investigation

Balcony Membrane Failures in Strata Buildings

Balcony and deck membrane failures are among the most common and problematic leak issues in BC strata properties. When waterproofing membranes fail, water penetrates into the structural deck assembly and migrates into units below, causing significant damage and creating complex liability situations. Early detection and accurate diagnosis are critical to preventing extensive water damage and costly repairs.

Signs of Balcony Membrane Failure

Balcony membrane failures often present with subtle warning signs before major water intrusion occurs. Property managers, strata councils, and unit owners should watch for:

Water staining on ceilings or walls of units below balconies
Bubbling, cracking, or peeling of balcony deck coatings
Ponding water that doesn't drain properly from balcony surfaces
Deterioration of deck tiles, pavers, or surface materials
Rust or corrosion around balcony drains and railings
Musty odors indicating hidden moisture in ceiling assemblies
Visible water dripping from balcony soffits during rain
Soft or spongy deck surfaces suggesting substrate damage

Our Balcony Leak Testing Process

Visual Inspection & Documentation

Comprehensive examination of balcony surfaces, drains, railings, perimeter flashings, and interface details with the building envelope. Photographic documentation establishes baseline conditions.

Moisture Detection & Mapping

Non-invasive moisture meters and thermal imaging identify areas of water intrusion within the deck assembly without damaging finishes. Moisture mapping shows the extent of membrane failure.

Membrane Integrity Assessment

Systematic testing identifies compromised areas where waterproofing has failed, whether due to age, installation defects, physical damage, or UV degradation.

Drainage System Evaluation

Assessment of balcony slope, drain functionality, and water evacuation paths. Blocked or inadequate drainage accelerates membrane deterioration.

Water Testing (When Appropriate)

Controlled water application can confirm suspected leak paths and verify membrane integrity before committing to repair strategies. This testing requires careful planning to prevent additional water intrusion.

Comprehensive Reporting

Detailed technical reports include findings, photographic evidence, thermal imaging, moisture readings, and recommendations for remediation—suitable for insurance claims and engineering assessments.

Common Balcony Waterproofing Systems

BC strata buildings use various balcony waterproofing systems, each with specific vulnerabilities:

Sheet Membrane Systems: Applied waterproofing sheets (torch-on, self-adhering) provide reliable protection but are vulnerable at seams, penetrations, and where improperly terminated at edges.

Liquid-Applied Membranes: Coating systems that create seamless waterproofing but require proper substrate preparation and can fail when applied over incompatible materials or cracked concrete.

Traffic-Bearing Membranes: Durable systems designed for pedestrian use but susceptible to damage from furniture, planters, and improper maintenance.

Tile Over Membrane: Systems where tile or pavers overlay waterproofing. Failures occur when surface materials allow water penetration to the membrane layer or when drainage is inadequate.

Why Balcony Leaks Require Immediate Attention

Balcony membrane failures rarely improve on their own—they progressively worsen. Water intrusion into deck assemblies causes structural deterioration, wood framing rot, concrete spalling, and steel reinforcement corrosion. In strata buildings, leaked water doesn't just damage the balcony structure—it migrates into units below, affecting ceilings, walls, and interior finishes. Delayed action results in exponentially higher repair costs and potential litigation between unit owners and strata corporations.