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Waterproofing Analysis: An important step during due diligence
by Paul Beavers
Systems Building Envelope Consultants
Oftentimes this important aspect of purchasing a property is overlooked. If waterproofing is made a top priority during the due diligence phase of the purchase, further damage could be prevented and thousands of dollars perhaps saved by the purchaser.
As a building envelope consultant, I have received many calls from clients in the lodging industry that are shocked when they discover their newly renovated rooms are being damaged because of water damage from roof and/or wall leaks. This discovery is often made by the guests of the hotel after suffering from the effects caused by the infiltration of moisture. We have found that more often than not the due diligence performed prior to the purchase did not include an analysis of the building envelope (roofs, walls - anything related to the waterproofing integrity of the building). Although hoteliers generally do often have an architect or an engineer on their due diligence team, these professionals will be the first to tell you they are not waterproofing experts and can render only general opinions but not specifics as to what is the inside hidden condition of these critical protective waterproofing components (i.e. walls and roofs).
Moisture saturation beneath a roofing system on a concrete deck may not be noticeably leaking into the building but a very expensive roof removal process is eminent once it does become discovered. Similarly, trapped moisture behind a wall, which has gone undetected can cause immense damage not only to the exterior walls but the interior of the hotel can likewise become grossly affected.
Infrared scans, analyzing cores taken from the roof and moisture probing are just a few of the tests that can be done to determine whether or not water has infiltrated any of the building envelope. An infrared scan uses the heat generated by the water trapped within the roofing and/or wall components to expose and determine the depth of the problem. This can also help determine whether or not the entire roof system may simply need repairs or to be completely replaced. Photos taken from an infrared scan along with a detailed report can be quite helpful to either buyer or seller. Or, as an owner, it can help reduce further damage and pinpoint the problems at hand.
Sixty-five percent of all construction litigation is related to waterproofing issues, and sixty percent of that is related to the walls. Most of this can be sidestepped and corrected if waterproofing analysis becomes priority during the due diligence phase.
For more information on the topic of this article, contact Systems Building Envelope Consultants, a full-service consulting firm, at (877) 836-7663, or visit them online at www.roofconsultant.com