Why Buildings Leak UVA

Why Buildings Leak Why Buildings Leak
Rex A. Cyphers, P.E.

A i Associate
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Overview O e e
Flashing
Weather Resistive Barrier Continuity
Sealant Reliant Designs
Fenestration Systems
Material Considerations
Masonry Compatibility
Mockups and Quality Assurance Mockups and Quality Assurance
What are you trying to avoid? at a e you t y g to a o d
Key Elements of Good Flashing ey e e ts o Good as g
Redundancy
Keep in mind that
everyone has a bad day
Your building should be
designed with that in designed with that in
mind
Flashing Redundancy
Typical Section at Wall
Base
Improved Detail with
Added Redundancy
g y
Added Redundancy
Flashing Redundancy as g edu da cy
Flexible Flashing
Two Piece Metal
Flashing with Upturned
Back Leg
Full Bed of Sealant Prior to
Clean & Dry Substrate
Full Bed of Sealant Prior to
Flashing Installation
Hemmed Drip Edge
Flashing Redundancy as g edu da cy
Key Elements of Good Flashing y g
End Dams
Water will choose the path of least resistance on a flashing Water will choose the path of least resistance on a flashing.
Without end dams, that path is lateral.
Missing End Dams
Drip Edges
Drip edges are not as attractive as concealed flashings Drip edges are not as attractive as concealed flashings,
but they are more attractive than mold and efflorescence.
IBC 2006 Chapter 14 IBC 2006 Chapter 14
requires the use of
drip edges for
masonry flashings
Missing Drip Edges
Free Drainage
Flashings must be constructed to quickly evacuate water Flashings must be constructed to quickly evacuate water
from the cavity.
Beware of sagging flexible flashings, and introduce slope Beware of sagging flexible flashings, and introduce slope
and weeps wherever possible.
Importance of Free Drainage Importance of Free Drainage
Importance of Free Drainage Importance of Free Drainage
Construction Durability and Sequencing
Always consider the conditions that the flashing will Always consider the conditions that the flashing will
have to endure during construction as well as what
materials have to be installed first to properly shingle
or attach flashings.
Construction Durability Construction Durability
and Sequencing
Key Elements of Good Flashing
Construction Durability
and Sequencing q g
Construction Durability
and Sequencing q g
Head Flashing Details g
Beware of non-redundant head flashing details and Beware of non redundant head flashing details and
details that can channel water to the inside.
Sill Flashing Details
Sill details often include a
pan flashing system to
capture water from the
i d t d di t window system and direct
it to either the exterior or
into the cavity.
Sill Flashing Redundancy Sill Flashing Redundancy
Multiple lines of
defense in case one
product fails.
Products deteriorate
over time.
Products are not
always installed as
required by the
manufacturer and
industry standards.
Deterioration of Wood Framing
Due to No Backup Flashing Pan
industry standards.
Sill Flashing Installation Sill Flashing Installation
Beware of blind seals on
screw penetrations in screw penetrations in
flashing panning system.
Whenever possible, use
clips, jamb fasteners, or p , j ,
other methods of sealing
anchors to prevent water
leakage through pan.
Jamb Flashing Details Ja b as g eta s
Often jamb flashings are not considered in barrier wall j g
applications. This often leads to leakage and
condensation issues. Jamb flashings:
Separate the cavity space from window systems Separate the cavity space from window systems,
curtain wall systems, doors, and potentially precast
concrete or limestone surrounds;
Prevent lateral flow of air and water penetrating through
permeable claddings by creating a barrier; and
Can be designed to serve as cavity air barrier to
compartmentalize claddings between window stacks.
Jamb Flashing Details Jamb Flashing Details
Section 1405.3 Flashing
Flashing shall be
installed at the perimeters installed at the perimeters
of exterior door and
window assemblies,
penetrations and penetrations and
terminations of exterior
wall assemblies, exterior
wall intersections with
roofs, chimneys,.
Missing Jamb Flashing ss g Ja b as g
Why Buildings Leak y g
Roof-to-Wall Interface Conditions
The intersection between a roof and a cavity wall is
critically important because often even a minor leak
results in water damage to interior finishes. results in water damage to interior finishes.
Roof-to-Wall Interface
Leakage from Roof to Wall Flashing Leakage from Roof to Wall Flashing
A single defect leads to water in the building.
Air, Water and Vapor Barrier Mistakes
Most air, water, and vapor barrier mistakes are made
around penetrations and openings.
Weather Barrier Continuity eat e a e Co t u ty
Transition flashings
Required to keep air/water/vapor Required to keep air/water/vapor
barrier continuous at openings in
exterior wall.
Recommend requiring enlarged
Critical Detail
details at jambs of following
locations:
Storefronts,
C i W ll
Potential for
Air and Water
Curtain Walls,
Windows,
Doors.
Travel
Product Selection
Considerations
Overall Effectiveness,
Compatibility with interfacing
materials,
Termination Bar
Air Barrier
Redundancy of design,
Constructability,
Life expectancy of building,
S S B dd d i
Flexible Flashing
Cost.
Multiple Products may be
needed to keep air/water/vapor
b i ti
S.S. Bedded in
Sealant
barrier continuous.
Mechanical Piping Penetrations ec a ca p g e et ato s
Holes often created in air
barrier where pipes, barrier where pipes,
ductwork, and electrical
conduit penetrate exterior
walls
Sealants or tapes can
often be used around
small penetrations small penetrations
Larger penetrations
typically require transition
fl hi flashings
Method used to seal
penetrations dependent penetrations dependent
upon air barrier material
Mechanical Piping Penetrations ec a ca p g e et at o s
Structural Members St uctu a e be s
Structural elements often
interrupt exterior walls interrupt exterior walls
(Steel beams, columns,
and angles)
Flashings typically Flashings typically
required to transition
weather barrier materials
to structural members to to structural members to
prevent air and water
leakage around
interruptions interruptions
Flashings must be
compatible with the
weather barrier material weather barrier material
Structural Members St uctu a e be s
Transition Flashing
Needed
Transition Flashing
Needed
Reasons Why Buildings Leak easo s y u d gs ea
Sealant Reliant
Designs Designs
S l t d t l t Sealants do not last
forever. If a design
relies solely on a y
single line of
sealant, it will leak
eventually eventually.
Sealant Reliant Designs Sea a t e a t es g s
Typical Sealant Reliant Designs:
B i EIFS P t C t Si l W th CMU Barrier EIFS Precast Concrete Single Wythe CMU
Two Stage Sealants o Stage Sea a ts
Two stage sealants provide a Two stage sealants provide a
method of incorporating
redundancy into an otherwise
single line of defense g
approach to barrier walls.
Detailing of joint continuity and
terminations is critical and must
incorporate a method of
i b t weeping space between
sealants.
Difficulties With Two Stage Sealants Difficulties With Two Stage Sealants
Maintaining continuity and providing drainage of
l t b diffi lt ith th dditi screen sealants becomes difficult with the addition
of intersecting cladding joints or expansion joints.
Compatibility and Adhesion Issues
Review all materials which may come into contact with one y
another to verify that they will function as intended over the
life of the building.
Material Considerations ate a Co s de at o s
Material problems are an increasing trend with regard Material problems are an increasing trend with regard
to building envelopes because of the rapidly changing
trends in waterproofing and the constant arrival of new
products products.
Three primary considerations for evaluating materials
used for building envelopes are:
Adhesion
Compatibility
Exposure
Adhesion:
Adhesion must be adequate for all materials used.
Field adhesion testing should be performed at the
mock up stage (or earlier) before any products are mock-up stage (or earlier) before any products are
used on the building.
Always determine cleaning and priming requirements. y g p g q
Manufacturers should always be consulted in regard to
adhesion to substrates/products.
Compatibility:
Some materials are not chemically compatible with
each other which can jeopardize performance.
Compatibility problems can lead to staining Compatibility problems can lead to staining,
degradation, or reactivity.
Some materials flash off VOCs or solvents.
Compatibility
Material Considerations
Compatibility with Materials from Same Manufacturer
ate a Co s de at o s
Compatibility with Materials from Same Manufacturer
Exposure:
Many weather barriers and flashings are not meant for
prolonged exposure to the environment.
This presents a significant challenge during construction This presents a significant challenge during construction
with regard to sequencing and protecting the work.
Exposure to sunlight and heat p g
Dust and dirt accumulation
Water damage
Embrittlement
Reasons Why Buildings Leak y g
Window Leakage Problems
Wi d d f t ti l bli f Windows and fenestrations are complex assemblies of
extrusions, gaskets and seals. Careful coordination of
the system, the substrate, anchors and closures is y , ,
necessary to prevent leaks.
Specifying Windows Spec y g do s
AAMA 101 North American Fenestration
Standard/Specification for Windows Doors and Standard/Specification for Windows, Doors, and
Skylights specifies the following performance
requirements:
Design pressure, Structural test pressure, water
penetration resistance, life cycle testing and air
leakage rates. g
Requirements are based on the windows
performance class and performance grade.
Performance classes: R, LC, CWand AW
2006 International Energy Conservation Code,
Section 502 contains: Section 502 contains:
Prescriptive requirements for a windows U-factor
and SHGC (except in northern climates);
Mandatory requirements for air leakage rates
National Fenestration Rating Council tests, g ,
labels, and certifies windows for energy related
performance requirements such as U-factor,
SHGC air leakage rates and condensation SHGC, air leakage rates, and condensation
resistance
Any additional project specific LEEDor building y p j p g
energy model requirements should be
considered as well
Typically, fenestration meeting performance
requirements of AW60 windows are requirements of AW 60 windows are
recommended for 50-100 year institutional
buildings.
No water penetration when tested at 12 psf,
Maximum air leakage rate of 0.1 cfm/ft
2
when
tested at 6 2 psf tested at 6.2 psf,
U-factor of less than 0.30 BTU/(ft
2
hr F)
SHGC of no greater than 0 40 only if projection SHGC of no greater than 0.40 only if projection
factor is less than 0.25 (very small overhang or
eave)
Condensation resistance factor no less than 53
Window Leakage From
Fenestration Systems Fenestration Systems
Window may be under
designed for expected
in service conditions in service conditions.
Standards for Construction Sta da ds o Co st uct o
ASTM E2112
St d d P ti f Standard Practice for
Installation of Exterior
Windows, Doors,
and Skylights and Skylights
The standard assumes that the basic design g
of the buildings water-shedding system is
adequate, that is, that either (1) there is a high
probability that the outermost building
surface will dependably prevent all water
entry, or (2) the building envelope entry, or (2) the building envelope
incorporates an effective concealed barrier
that will dependably prevent further intrusion
of incidental water that breaches the
outermost surface.
Window Leakage From
Leakage occurring
from open seams in
glazing pockets or glazing pockets or
from missing internal
seals can discharge
behind sealants if behind sealants if
sealants are placed
too far forward on the
assembly. assembly.
Window Leakage From
Deficiencies in window joinery can lead to water
migration behind sealants migration behind sealants.
Extrusion Caps and Closures t us o Caps a d C osu es
Window perimeter sealants and jamb flashings cannot
be properly tied in without capping open extrusions be properly tied in without capping open extrusions.
Reasons Why Buildings Leak y g
Section and Detail Conflicts
Sometimes two adjoining section details can look
adequate until you project them together into three
dimensions dimensions.
Transitional Conditions
What happens when sections transition
from drainage wall to cavity wall? from drainage wall to cavity wall?
Unless WRB is put in alignment in
b th th h i t l d ti l both the horizontal and vertical
planes, leakage may ensue.
Storefront vs. Curtain Wall Sto e o t s Cu ta a
Location of perimeter sealants can prevent water
t ti t th i t i d t d f t i i d penetration to the interior due to a defect in a window.
Storefront Curtain Wall
Masonry Compatibility Masonry Compatibility
By design, brick veneer
cavity walls will allow water
penetration penetration
Excessive water
penetration can lead to
long term problems such
as freeze/thawdamage as freeze/thaw damage,
efflorescence, decreased
thermal performance and
damage to flashings, wall
ties and other materials
ithi th it within the cavity
Both material properties
and installation procedures
influence the amount of
water penetration water penetration
Masonry Compatibility aso y Co pat b ty
Bond between mortar and brick influenced by
the battle for water between the mortar and the battle for water between the mortar and
brick.
The Initial Rate of Absorption is the bricks initial p
suction of water from fresh mortar.
Water retention is the mortars ability to hold on
to water.
University design guidelines require wood mold y g g q
brick, which typically have a higher IRA
Initial Rate of Absorption Range of Brick
Portland or Blended Cement: Lime
Mortar
Mortar Cement
Mortar
Masonry Cement
Mortar
Type S Type S Type S
Up to 10 g/min/30 in.
2
Type S Type S Type S
(Up to 0.0005 g/min/mm
2
)
(Type N) (Type N) (Type N)
10 to 30 g/min/30 in.
2
Type N or S Type N or S Type N or S
(0.0005 to 0.0016 g/min/mm
2
)
Above 30 g/min/30 in.
2
Type N
(Type S) (Above 0.0016 g/min/mm
2
)
__
2
__
2
Dry when laid
Above 30g/min/30in
2
Above 30 g/min/30 in.
Type N
(Type S)
Type N
(Type S)
Type N
(Type S) (Above 0.0016 g/min/mm
2
)
Wetted prior to laying
1
Alternate Types listed in parentheses
2
Not recommended unless verified with testing
Mortar Average Compressive
Strength at 28 days, min, psi
Water
Retention, min,
%
Air Content,
max, %
%
Type N Cement-
Lime
750 75 14
Type N Mortar 750 75 14 Type N Mortar
Cement
750 75 14
Type N Masonry
Cement
750 75 20
Low Water Retention
High IRA
Mortar stiffens rapidly
resulting in bond line
ti separations
High Water Retention
Low IRA
Little water is absorbed
into brick resulting in
b d li ti bond line separation
Water Retention
Compatible with IRA p
IRA Compatible with
Water Retention Water Retention
Good Mechanical Bond
Achieved
Mortar Compatibility Mortar Compatibility
Brick IRA:
oTested in accordance with
ASTM C 67 and BIA Field
Procedure
20 drops in quarter sized
circle, if absorbed in
d 90 d IRAi
oIf too high preconditioning
will be required
under 90 seconds, IRA is
over 30 g/min/sq in.
Left figure from:
http://www.masonrysociety.org/Mason
ry%20Lab/Lab%201/Lab-1-IRA.html
Right Figure from BIA Technical Note
7B Water Penetration Resistance
Construction and Workmanship
Mortar Water Retention
Tested in accordance with ASTM C1506 and C
270
Function of lime content and aggregate Function of lime content and aggregate
gradation
Increased lime will increase water retention Increased lime will increase water retention
Increased fines will increase water retention,
provided that the gradation is still within ASTM C p g
144
However, excessive fines can lead to shrinkage
k d hi h t t ti t cracks and higher water penetration rates
Installation procedures
ff t t t ti affect water penetration
rates
Preconditioning should be
monitored
Head and bed joints
should be full
Retempering of mortar is
acceptable provided mortar
is used within 2.5 hours
Figure from BIA Technical Note 7B
Water Penetration Resistance
Construction and Workmanship
Masonry Compatibility Masonry Compatibility
Once materials and
installation procedures have
been selected sample panel been selected, sample panel
should be constructed
ASTM C 1601 testing should g
be conducted to verify water
penetration is not excessive
Mockups and Quality Assurance p y
Mockups should include
representative samples of all building
envelope components envelope components.
Exterior Cladding
Back-up Wall,
Fenestration
Roofing,
Weather Resistive Barrier
Flashings,
Oth W th R i ti Other Weather Resistive
Components.
Requiring performance testing on
mockups sets standard for expected
workmanship and allows time to p
correct problems before components
are installed in building.
QA testing ensures expected
performance is met on components
installedin building installed in building
Why is QA Testing Important? y s Q est g po ta t
It is ALWAYS easier to fix a
waterproofing problem
before the cladding goes before the cladding goes
on a building.
It is ALWAYS cheaper to It is ALWAYS cheaper to
find out about a problem
before the cladding goes
on a building.
It is ALWAYS better to
have the Contractor find
his own problem before p
the Univeristy does.
Mockups and Quality Assurance p Q y
Masonry and Flashing
Tests Tests
ASTM C 1601
Determines how much
water passes through water passes through
masonry veneers
ASTM C 1715 Evaluates
performance of masonry
flashing systems
Flashing Lap Test Flashing Lap Test
Evaluates performance of
flashing laps
Mockups and Quality Assurance p Q y
Fenestration Testing
AAMA 502 2 Voluntary AAMA 502.2 Voluntary
Specification for Field
Testing of Windows and
Sliding Glass Doors Sliding Glass Doors
ASTM E1105 Evaluates
water penetration
resistance of windows resistance of windows
ASTM E783 Determines
air leakage through g g
windows
AAMA 501.2 Evaluates
water penetration water penetration
resistance of curtain walls
and storefronts
Mockups and Quality Assurance Mockups and Quality Assurance
Sealant Testing Sealant Testing
ASTM C 1193, Appendix
X1 Field test to adhesion
of sealant to substrate of sealant to substrate
Mockups and Quality Assurance y
Non Standardized Testing Non-Standardized Testing
Pond Testing
Interface Testing te ace est g
Hose Testing
Questions ? Quest o s
Whitlock Dalrymple Poston & Associates, PC
335 Greenbrier Drive
Suite 205
Ch l ill VA22901 Charlottesville, VA 22901
434-245-6117
d www.wdpa.com

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