Water damage is an issue we encounter frequently in owners corporation management, and it often begins with a water leak. Unfortunately, small leaks can go unnoticed for long periods, allowing damage to spread and costs to escalate.
In strata buildings, leaks can occur for many reasons, from natural wear and tear to everyday actions that unintentionally cause problems. The good news is that most causes can be identified early and addressed before they become major, expensive repairs.
Top Causes of Building Leaks and How to Prevent Them
Below are some common causes of building leaks in strata properties we encounter, along with practical steps you can take to prevent them before they lead to serious damage.
Balcony Leaks
Balcony leaks can be caused by anything from weather damage to poor construction, or failed or deteriorating waterproofing.
Signs to look out for: Signs of balcony leaks include water stains, discolouration or damp patches, even if they appear minor. Recurring mould or mildew, musty odours, loose tiles, peeling paint, swollen timber, or water pooling due to poor drainage all indicate a leak issue.
How to prevent balcony leaks: Conduct regular external building checks, paying close attention to underneath balconies and the walls surrounding their placement. Keep a record of when waterproofing was installed, and ensure it’s replaced in a timely fashion rather than waiting for it to deteriorate and lead to issues.
Roofing Leaks
Similar to balcony leaks, roofing leaks can occur as a result of weather damage, poor construction, or deterioration over time.
Signs to look out for: Signs of roofing leaks include internal wall stains, sagging ceilings, and peeling paint or wallpaper, all of which point to ongoing moisture exposure. Visible damage such as missing roof components or holes, rusted metal components, musty odours, or mould growth also indicate leaks that should be investigated and repaired.
How to prevent roofing leaks: It’s recommended that professional roof checks are conducted at least once a year, especially prior to colder and wetter seasons for any signs of damage or potential leaks. Focusing on prevention for leaks is crucial for a roof as it can be a significant cost to repair and replace if left too long.
Broken-down Waterproofing Membranes
When waterproofing membranes (typically used for balconies, roofing, or other external structures) deteriorate, water can penetrate the building, leading to problems such as mould and structural damage.
Signs to look out for: Signs of broken-down membranes include persistent leaks after rainfall, drummy or lifting tiles on balconies, and white salt deposits (efflorescence) on surfaces.
How to prevent broken-down waterproofing membranes: Regular inspections of balconies, rooftops, and other waterproofed areas can help identify early signs of wear. Prompt repairs and ensuring membranes are replaced at the end of their service life can reduce the risk of leaks.
Overwatering Plants
Overwatering plants on balconies or terraces can overwhelm drainage systems and allow excess water to seep into building structures, leading to leaks and water damage.
Signs to look out for: Signs of plant overwatering include water pooling in green areas or around planters in communal or private areas, water dripping or running down external walls from balconies, or persistent running water around green areas.
How to prevent overwatering plants: Ensure all planted areas, including planters on private balconies, have appropriate drainage in place to prevent water building up. For communal areas, check that drainage is sufficient and that any irrigation systems are used appropriately and in line with the season.
Blocked Gutters
Blocked gutters prevent rainwater from draining correctly, causing water to overflow and enter the building through roofs, walls, or eaves.
Signs to look out for: Signs of blocked gutters include overflowing sections following heavy rain, broken or sagging sections of guttering suggesting a build up of debris, and water stains or drips down walls beneath guttering.
How to prevent blocked gutters: Guttering should be checked at least twice a year, especially prior to summer and winter to ensure they are clear of debris or anything that could lead to blockages or fire hazards. Regular checks also ensure you can address any damage before it leads to more serious leaks.
Broken Down Caulking
Caulking is a sealant used to close gaps around joints, windows, and doors to keep moisture and other elements out. Over time, cracks or gaps can form, allowing water to penetrate the building.
Signs to look out for: Signs of broken-down caulking include cracked, brittle, or missing sealant, or water stains around windows and door frames. Even small cracks can lead to water leaks.
How to prevent broken-down caulking: The lifespan of caulking depends on the material, with acrylic lasting around five years and silicone up to ten years or more. Weather exposure and the quality of installation can also impact how long caulking remains effective. Checks should be conducted annually to stay on top of any cracks or damage.
Stay On Top of Building Leaks
At Above OCM, our team is experienced in knowing what to look out for when it comes to all causes of building leaks.
We check our managed properties every two months and are highly responsive to any issues we notice, so you can rest assured that leaks are dealt with effectively and efficiently.
Contact us today if you’re looking for a more efficient owners corporation management.
