Water intrusion is one of the most common and costly issues that building owners and facility managers face. A leak can signal deeper issues in the building envelope—whether it’s the roofing system, façade, or below grade waterproofing systems. Understanding what to do when a leak is discovered can mean the difference between a manageable repair and a major structural issue.
In this newsletter, we will cover immediate steps to take when a leak is discovered, common causes, long-term mitigation strategies, and the role of building envelope professionals in protecting your property.
Step 1: Contain the Leak and Document the Damage
Once a leak is identified, your first priority should be minimizing the damage to your building and its occupants.
Actions to Take Immediately:
- Identify the Source (If Possible): While the exact origin of a leak may not be immediately clear, look for visible signs such as ceiling stains, drips, or pooled water. If the leak is active during rainfall or after a snowstorm, it is likely related to the roofing or exterior façade.
- Protect Interiors: Move furniture, electronics, and important materials away from the leak. Use buckets or plastic sheeting to contain water.
- Document the Damage: Take photos and videos of the affected area. Note the date and time when the leak was noticed and any observable weather conditions.
- Check for Electrical Hazards: If water is dripping near outlets or electrical panels, shut off power to the affected area and contact an electrician if necessary.
- Notify Key Personnel: If the building is managed by a property management team, notify them immediately. In larger buildings, maintenance staff should investigate further.
Step 2: Investigate the Cause of the Leak
Leaks can stem from a variety of sources, including:
- Roofing Failures – Issues such as deteriorated membranes, failed seams, punctures from foot traffic, clogged drains, or poor flashing details. (Learn more about roofing system failures in our overview of single-ply systems)
- Facade Issues – Cracks in masonry, failed sealants, and improperly installed or deteriorated windows can allow water infiltration.
- Plumbing or HVAC Issues – Leaks may not always be from the building envelope; sometimes, they are caused by interior plumbing failures, condensation from HVAC units, or failed drain systems.
- Below-Grade Waterproofing Failures – Water infiltration in basements or underground parking areas may indicate hydrostatic pressure issues or failed waterproofing membranes.
How to Determine the Source of a Leak:
- Check for Active Leaks During Rainfall: If water intrusion is active during or immediately after a storm, the issue is likely related to the exterior envelope.
- Examine the Roofing System: If the leak is directly beneath the roof, check for membrane punctures, clogged drains, or deteriorated flashing.
- Perform a Water Test (If Safe to Do So): Carefully applying water to different areas and observing where it penetrates can sometimes help identify leak paths. A building envelope specialist can assist in performing a water test in accordance with applicable standards to better ascertain where water infiltration is stemming from.
Step 3: Call a Building Envelope Professional
While maintenance staff may be able to provide a temporary fix, a qualified building envelope consultant should be engaged for a proper assessment. Building envelope professionals specialize in identifying root causes and recommending long-term solutions.
What a Building Envelope Consultant Can Do:
- Conduct a Thorough Inspection: Using moisture meters, infrared thermography, and other diagnostic tools to locate hidden issues.
- Assess Envelope Performance: Evaluating the condition of roofing, façade, flashing, and sealants to identify areas of vulnerability.
- Recommend Repair or Replacement Strategies: Based on findings, they will provide cost-effective solutions tailored to the building’s needs.
- Assist with Contractor Selection & Oversight: Ensuring that repairs are performed correctly and in accordance with industry best practices.
Step 4: Implement Temporary Repairs (If Necessary)
If the source of the leak is clear, temporary repairs may be implemented to mitigate damage while awaiting a full assessment. However, be cautious—poorly executed temporary repairs can cause more harm than good.
Temporary Fixes May Include:
- Applying Sealants: Short-term application of sealants can sometimes slow minor leaks but should not be seen as a long-term solution.
- Covering Damaged Roofing Areas: For roof leaks, temporary patches may be applied to prevent further water intrusion.
- Clearing Blocked Drains & Gutters: Ensure that roof drains, scuppers, and downspouts are clear to allow proper water runoff.
Warning: Avoid using expanding foam or excessive caulking—these materials can trap water and create additional failures over time.
Step 5: Plan for Long-Term Repairs & Preventative Maintenance
Once the cause of the leak is identified, the focus should shift to long-term remediation and ongoing maintenance.
Long-Term Repair Strategies:
- Roof Repairs & Restoration: If the roofing membrane has localized damage, targeted repairs may be an option. For widespread issues, a full roof replacement might be required.
- Façade Repairs: Repointing masonry, resealing windows, or replacing compromised cladding can prevent further infiltration.
- Improving Drainage Systems: Modifications to roof drains, gutters, and site grading may be necessary to ensure proper water runoff.
Preventative Maintenance Checklist:
- Schedule Regular Roof Inspections – Conduct inspections at least twice per year and after major storms.
- Monitor Exterior Sealants – Sealant joints around windows, expansion joints, and façade penetrations should be checked annually and replaced as needed.
- Keep Drainage Systems Clear – Ensure roof drains, downspouts, and scuppers remain free of debris to prevent ponding water.
- Monitor HVAC & Plumbing Systems – Address condensation buildup and inspect for interior pipe leaks.
Conclusion: Proactive Building Management Saves Costs!
Water leaks are not just a nuisance—they are an indicator of potential building envelope failures. A prompt and strategic response can minimize repair costs, extend the lifespan of building materials, and prevent costly structural damage.
By working with a qualified building envelope consultant, building owners and managers can take a proactive approach to prevent future leaks, ensure energy efficiency, and maintain the long-term integrity of their buildings.
Kevin M. Duffy – Principal
