QLD: Essential water ingress tips for strata properties

This article about how to choose a qualified contractor to fix water leaks in strata buildings by understanding building codes and materials.

Water ingress is one of the most persistent issues faced by body corporate managers, unit owners, and occupants. Left unaddressed, it can lead to significant damage, costly repair, and long-term maintenance issues that affect both the structural integrity and value of a building. Resolving these issues requires more than a quick fix – it demands a deep understanding of building systems, construction materials, and regulatory standards.

In strata buildings, each component and each element has its specific role, interacting with the others like pieces of a puzzle. This article explores the essential areas of knowledge to consider when selecting a contractor to resolve water ingress problems in constructions.

Understanding Glazing Systems

Windows and glazing systems play a crucial role in preventing water ingress. In Australia, over 90% of commercial-grade window systems are designed with specific requirements under the Australian Standards AS2047 and AS1288. AS2047 outlines the minimum performance criteria for windows and doors, while AS1288 governs the selection of glass types and thickness to ensure safety and durability.

When choosing a professional to address water ingress, it is essential to find one with expertise in these standards, as understanding window installations and adherence to tested requirements is critical to solving a piece of the puzzle.

The Role of Concrete Structures in Water Ingress

Concrete and masonry components are widely used in building apartments and commercial properties. These materials need special care to ensure they are strong and long-lasting. The Australian Standard AS3600 gives clear instructions on how to design and build with these materials properly, covering everything from walls to slabs.

An expert in water ingress resolution must understand how different masonry materials (stone, brick and cement) interact with each other and the building’s environment. A comprehensive knowledge of the relationship between masonry products used in the construct of a building and the experience of the application and installation of these types of products is another key segment of the puzzle to the prevention of water ingress.

The Importance of Waterproofing

Waterproofing a building is essential to protect it from water damage. It helps prevent moisture from seeping into walls, floors, windows, and doors, which can cause serious structural issues. When done correctly, waterproofing creates a protective barrier or “envelope” that shields the building from rain and moisture.

In Australia, the AS3740 standard outlines waterproofing procedures for both indoor and outdoor areas. This protective envelope significantly lowers the risk of water damage and minimises the need for costly repairs over time.

Key Questions to Ask Your Consultant or Contractor

When selecting a professional to handle water ingress issues, it’s essential to assess their expertise. Here are some questions to guide your evaluation:

• What effect does the positive and negative wind pressures of a weather event have on my building?
  Positive wind pressure pushes directly against a building’s windward side, while negative pressure on the leeward side creates suction, which can draw moisture into even small structural openings. Understanding how these forces interact with your building’s exterior, and having appropriate materials and design in place, is critical to managing water ingress under severe weather conditions.
• What part of the National Construction Code covers the weatherproofing of the envelope of this building?
  The National Construction Code (NCC), Volume 1, Part F3, titled “Damp and Weatherproofing”, specifies measures for moisture control and water penetration resistance in building exteriors. Familiarity with these regulations is essential to achieving compliance, occupant safety, and building longevity.
• How can I know if the installed windows and window system are fit for purpose?
  Confirm that the windows comply with AS2047, covering specifications such as wind load, water resistance, and structural integrity based on regional factors. Proper installation to these standards and verified shop drawings are essential. In cases of water ingress, a targeted, sometimes invasive, inspection may be required to identify underlying issues accurately and address them effectively.
• What is the difference between a “rain screen” and a weatherproof or air-tight seal?
  Most Australian construction-grade windows are designed with external drainage to manage water exposure on outer surfaces. A “rain screen” is an outer layer that manages moisture at the surface level, allowing water to drain away. The air- or weather-tight seal, however, is an internal barrier that prevents air and moisture penetration, preserving the integrity of the building interior against wind and rain.

Long-Term Solutions Over Short-Term Fixes

Water Ingress defects are too often handled with a short-term fix approach that fails to address the root cause, leading to persistent problems and further deterioration of the building’s structural integrity. To ensure the contractors have the required skill set to provide a long-term remediation solution create a brief requiring them to meet the following checklist criteria of their rectification approach.

Does their process include the following steps:

• A destructive investigation of the water ingress defect,
• A thorough detailed Scope of Work,
• An example of the Quality Assurance Record of Works or (ITP) process,
• The method of testing the rectification work and test standard they test to,
• The warranty they offer. Anything less than a 2-year warranty on workmanship and 10 years on the products used would be below the industry standard for a Façade Water Ingress Specialist.

Mike Smith
Commercial Building Facade Solutions
E: mike@cbfs.com.au
P: 02 9281 6440

This post appears in Strata News #723.

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Read next:

• QLD: Bodies Corporate Beware – QBBC Delays Impacting Building Defect Claims
• Guide to Body Corporate Building Defects

This article has been republished with permission from the author and first appeared on the SCAQ website.

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