Strata Building Envelope Leak Investigation
Expert diagnosis of building envelope failures causing water intrusion in multi-unit residential properties across BC.
What is the Building Envelope?
The building envelope is the physical barrier between the interior and exterior of a building, including exterior walls, windows, doors, roof systems, and foundations. In strata properties, building envelope failures are a leading cause of water intrusion, affecting multiple units and requiring costly repairs. British Columbia's high rainfall and unique construction practices make envelope integrity critical for multi-unit buildings.
Common Building Envelope Leak Sources in Strata Properties
Rain Screen System Failures
Many BC strata buildings built in the 1980s and 1990s have rain screen cladding systems that deteriorate over time. Water barrier degradation, failed flashings, and improper drainage details allow moisture penetration behind exterior walls.
Window and Door Perimeter Leaks
Improperly installed or aging window systems are common sources of water intrusion. Sealant failures, inadequate flashings, and thermal movement create gaps allowing water entry around window and door openings.
Balcony and Deck Penetrations
Balcony attachments to the building envelope create vulnerable penetration points. Failed waterproofing at these connections allows water migration into wall assemblies and units below.
Exterior Cladding Deterioration
Stucco cracking, wood siding rot, fiber cement failures, and metal panel corrosion compromise the building's weather barrier. Aging materials combined with BC's wet climate accelerate envelope degradation.
Parapet and Roof Edge Failures
The junction between roof systems and exterior walls is highly vulnerable to water intrusion. Inadequate flashings, aging membranes, and thermal expansion gaps create leak pathways.
Our Building Envelope Investigation Process
Building envelope leak investigation requires systematic analysis to identify failure points and document the extent of water intrusion. Our comprehensive approach includes:
Visual Inspection: Exterior examination of cladding, sealants, flashings, and drainage details to identify visible defects and potential water entry points.
Thermal Imaging: Infrared technology detects temperature differentials indicating moisture intrusion within wall assemblies, even when exterior damage is not visible.
Moisture Mapping: Precision moisture meters measure water content in walls, documenting the extent of envelope failures and water migration patterns.
Water Testing: Controlled water application at suspected failure points confirms leak paths and validates repair strategies before costly remediation begins.
Comprehensive Documentation: Detailed photographic evidence, thermal images, moisture readings, and technical reports provide the documentation required for insurance claims and engineering assessments.
Why Strata Building Envelope Leaks Are Serious
Building envelope failures in strata properties are not simple maintenance issues—they represent systemic building deficiencies that affect the entire structure and all unit owners. Unaddressed envelope leaks lead to:
- Structural deterioration from water damage to framing and sheathing
- Mold growth within wall cavities posing health risks
- Interior water damage affecting multiple units
- Significant repair costs requiring special assessments
- Decreased property values and difficulty obtaining financing
- Liability disputes between strata corporations and unit owners
Working with Engineering Consultants
Complex building envelope failures often require collaboration with building envelope engineers and consultants. Our leak detection services provide the field investigation and documentation that engineers need to develop comprehensive repair specifications and remediation plans. We work seamlessly with engineering professionals to support the technical assessment process.
Schedule a Building Envelope Assessment
Protect your strata property with professional building envelope leak investigation services.