What Every HOA and Condo Manager Should Know
Water intrusion is one of the most common and costly issues faced by condominium communities. Whether it appears as ceiling stains, musty odors, damp carpets, or visible mold, water has a way of making its presence known. Understanding the primary sources of water intrusion can help HOA boards and condo managers address minor problems before they become major structural or health concerns. The most common culprits fall into three categories: internal sources, the building envelope, and groundwater.
Internal Sources
Water problems often originate inside the building, especially from systems designed to manage water for daily use. When these systems fail, the consequences can be severe and costly.
Plumbing: Pressurized and Gravity Piping
Leaks from pressurized water lines, serving sinks, showers, and appliances, are among the most damaging. A slow leak hidden behind a wall can remain unnoticed for weeks, allowing mold and structural damage to develop. Gravity piping, which handles wastewater, can also pose a risk. Older or poorly maintained pipes may crack or become blocked, causing backups or leaks, especially in lower units. Routine water intrusion inspection and replacement of aging pipes are essential to minimize the risk.
HVAC: Condensation and Drainage
HVAC systems generate condensation as they cool air, and this moisture is typically funneled away via drain pans and lines. But when those lines clog or pans overflow, water can seep into the ceilings and walls. In humid climates, like Florida, ductwork can also “sweat” if not properly insulated, leading to unseen moisture buildup. Regular HVAC maintenance and ensuring proper drainage help prevent these types of issues.
Building Envelope
The building envelope (the roof, exterior walls, windows, and doors) is your first line of defense against the elements. When any part of this envelope fails, water intrusion is often the result.
Roof
Roofs endure constant exposure to sun, rain, wind, and sometimes debris. Over time, even high-quality roofing materials degrade. Common roofing issues that lead to water intrusion include cracked or missing shingles, damaged flashing, clogged roof drains, or deteriorated sealants around roof penetrations, such as vents or skylights. Periodic roof inspections, particularly after storms or during seasonal maintenance, can identify minor issues before they escalate into larger problems.
Facade and Walls
Exterior walls, whether made of stucco, brick, wood, or siding, can develop cracks, gaps, or deteriorated sealants that allow moisture to penetrate. Water can seep through these breaches and get trapped behind the surface, especially in buildings without adequate moisture barriers. It’s essential to monitor and maintain sealants around wall penetrations, such as lighting fixtures, vents, and electrical conduits, and to repair visible cracks promptly.
Fenestrations – Windows and Doors
Windows and doors are natural weak points in the building envelope. Poor installation, worn-out weather stripping, aging caulk, or even wind-driven rain can allow water to enter around frames. Water often finds its way into wall cavities through these openings, causing unseen damage over time. Regularly inspecting window and door frames, especially after heavy storms, and resealing as needed, can help keep the elements outside where they belong.
Groundwater
Finally, water doesn’t always come from above or within; it can come from below. Groundwater intrusion is typically caused by poor site drainage, high water tables, or improperly sloped landscaping. If the land around a building slopes toward the structure instead of away from it, rainwater can pool against the foundation. Over time, this can lead to seepage through foundation walls or slab-on-grade floors. In extreme cases, this can also compromise the building’s structural integrity. French drains, proper grading, functioning gutters, and waterproof membranes are all essential components of a comprehensive strategy to manage groundwater and protect the building’s foundation.
Take Care of Water Intrusion Immediately
Water intrusion in condominiums can originate from multiple sources, including internal plumbing, the building envelope, or groundwater. For HOA members and condo managers, vigilance is key. Routine maintenance, regular water intrusion inspections, and prompt attention to early signs of water intrusion can save tens of thousands of dollars in water intrusion repair and help maintain the property’s safety and value. By understanding these common causes, you’ll be better equipped to create a proactive plan that keeps your building dry and your residents happy.