Thinking of putting off that repaint project? Think again

Definition of false economy: An apparent financial saving that in fact leads to greater expenditure.

Structural integrity

By Lynda Kypriadakis, Diverse FMX

Leaks are like cancer to a building. If I had a dollar for every body corporate that decided to delay their repaint project and then got water ingress issues down the track, I would be well-andtruly retired by now!

One of the potential downsides of having a committee of volunteers making decisions about capital works on the common property is a tendency to avoid the expenditure associated with engaging independent experts or specialist consultants to assist with feasibility studies at the planning stage of capital works projects. It’s understandable that committees, as the elected representatives of the body corporate, seek to avoid unnecessary outlays and preserve funds, but sometimes it becomes false economy.

Preserving the structural integrity of the building is the fundamental basic requirement of the body corporate, and regardless of what type of strata complex you reside in, water leaks are the number one cause of structural damage and repair works outlays (Ref: - 2019 university research into defects An examination of building defects in residential multiowned properties by Dr. Nicole Johnston of Deakin University).

No matter what class of building you are (eg, Class 1a townhouses or Class 2 apartments) water leaks are an issue to be managed as the top priority of your building works planning list.

Failure to maintain the waterproofing systems for the building results in water ingress, damage to substrate, mould, loss of amenity, loss of functionality, etc.

What causes water leaks?

Any form of water leaking into habitable or structural areas of a building is a defect. Buildings are required to be watertight under the Building Code of Australia, so any type of leak is a defect that must be dealt with immediately. The body corporate legislation requires the body corporate to maintain the structural integrity of the common property and any body corporate insurer will most certainly require the body corporate to attend to leaks in a timely fashion in order to maintain insurance cover.

Most water leak causes are obvious, such as:

• roof leaks during major storms or severe weather events (that show up immediately);

• window and door leaks that can be observed when occurring;

• obvious plumbing leaks that are not concealed from view, such as a dripping drain pipe in the vanity cupboard; and

• patios or balconies flooding into habitable areas.

But other leaks are more subtle and harder to detect, until it’s too late:

• slow roof leaks that happen over time and tend to rot out roof framing material before you realise, they are a problem;

• slow plumbing leaks in concealed cavities; and

• slow water leaks from minor non-structural cracks in paintwork or waterproof membranes that go without maintenance.

When water leaks are not a problem

If you are a Class 2 apartment building with a basement carpark area, the carpark is most likely classified under the Building Code of Australia as Class 7a “wet basement” construction, which means it isn’t meant to be watertight. Imagine the cost associated with waterproofing a basement carpark during construction!

This is why the building codes and standards allow water ingress (to a reasonable level) to enter wet basements. You will note that materials used in wet basement construction are durable and deliberately used to cope with water ingress, so leaks in your basement carpark area can be expected. The basement is built to withstand water ingress.

The only time water leaks into the carpark basement are a defect that needs repairing by the body corporate is when:

• leaks are causing damage to cars parked in designated car parks, eg., efflorescence dripping onto paintwork;

• leaks are causing damage to approved storage areas that are included on the approved plans for the building - not retrospective storage areas installed after construction; and

• leaks are causing concrete cancer or spalling to occur. These types of water leaks (even in a wet basement area) will need to be addressed urgently.

Side effects of water leaks

While the obvious internal damage to plasterboard linings, carpet, soft furnishings, and timber trims inside units is clearly visible, here are some nasty side effects that may not be visually obvious. There may be these types of issues occurring in concealed areas, such as roof spaces, wall cavities and so on:

• rotting or rusting framework;

• mould;

• termite infestation; and

• degradation of electrical wiring and other metal elements concealed from view.

Water that gets into the substrate can also cause delamination of paintwork and waterproof membranes that you are unlikely to notice until it’s too late.

When to engage an independent consultant

As a general rule of thumb, the best time to consult with a specialist is at the planning stage of capital (remedial or upgrade) works, but proactive bodies corporate team up with a preferred consultant to assist on an annual basis with project planning and structural condition assessment. If your building already has water leaks and damage the best next step is to engage a specialist to undertake water tests to determine the exact cause of the water leak before getting quotes to fix.

Any quote provided to rectify water leaks should also come with an offer to conduct water testing upon completion of the repairs ie., to test the repair is sound, and a warranty for the repair works. If you can’t get a warranty on the repairs in writing at quoting stage, then it is recommended that you either get another contractor to quote or engage a specialist project manager to ensure the water testing is being done as part of the scoping process and warranties are provided upon conclusion of the works.

Warranties available

All works done to fix or prevent water leaks are warrantable under the contractor’s licence. In Queensland, any QBCC licensee is required to provide a mandatory six-and-a-half-year warranty on any structural work done which includes repairs to water leaks, roof plumbing works, waterproofing works, and so on. If your contractor is not offering a warranty on their work this is a major red flag.

Prevention is better than cure!

Best leak prevention advice to bodies corporate is:

• don’t put off the full repaint works, aim for full external repaint at least once every 10 years and obtain a 10year warranty from both the paint supplier and the paint applicator… in writing;

• have a full roof inspection and maintenance check done annually and keep records to provide to the body corporate insurer;

• have a full waterproof membrane inspection and maintenance check done annually, and keep records to provide to the body corporate insurer;

• (class 2 apartments) Have a full building wash down at least two-yearly with rope access technicians to check window seals while they are there;

• deal with water leaks immediately;

• conduct water tests before preparing remedial scopes of works;

• require water tests upon completion of leak repairs; and

• require signed warranty certificates upon completion of leak repairs.