Building envelope issues in rainy Vancouver can be challenging for the area’s property managers. Vancouver’s buildings are vulnerable to damage due to the city’s weather cycles. Without ongoing inspections and maintenance, minor cracks escalate into major leaks, and blistering paint morphs into expensive concrete repairs. In this blog, we look at the building maintenance items Vancouver’s property managers and strata councils need to keep at the forefront.
Imagine a building envelope as a blanket for your building, designed to ensure the safety and comfort of both owners and tenants. Key areas that present difficulties for property management relating to building envelopes include the roof, building facade and walls, windows, balconies, and parkades. Let’s delve deeper into each area and discuss the factors to consider when it comes to maintaining building envelopes in Vancouver.
Roofs
Roofs of all types are ground zero in terms of building maintenance. Improperly maintained roofs lead to costly leaks and restoration projects. Keeping the roof in tip-top shape is key to protecting a building. Here are items property managers and building owners should consider for roof maintenance:
- Inspections: Roofs should be inspected annually to detect problems early and prevent repairs.
- Drainage: Scuppers, gutters, and downspouts must be cleaned to ensure proper drainage and to prevent water pooling issues.
- Damage: Fixing cracks and punctures at seams is likely the best method for extending the service life of your roof,
- Flashing: Inspect flashing, especially stand-up seams and gum lips, for degradation that can lead to leaks.
- Rooftop Structures: Review any structures on the roof, looking for signs of deterioration on substrates that may require attention.
- Anchor Systems: Annual inspections of roof anchor systems are required to ensure safety and address liability concerns.
Windows
Windows play a vital role in preventing water damage and conserving energy efficiency. In Vancouver, failed joints at window perimeters can lead to significant water ingress issues. Here are a few items property managers should be aware of when it comes to window maintenance:
- Joints: Check window sealant at joints for cracks or delaminations. Sealants that have hardened or lost their elasticity are a common cause of water ingress. Expect to replace window sealant where dissimilar surfaces meet every ten years
- Gaskets: Maintain the effectiveness of window gaskets by regular inspection, replacing failed gaskets as required. The service life for gaskets is approximately 20 years.
- Flashing: Ensure window flashing systems at the top and bottom of windows are in good condition. If flashing has failed due to wind or other weather issues, it can be replaced or repaired.
- Cleaning and Inspections: Windows should be cleaned annually. Ask your window-cleaning contractor to inspect the seals and gaskets while cleaning and report any issues.
- Paint: The service life for painted windows is typically 6-8 years. For painted windows, repair any failed or blistering paint to avoid substrate degradation.
Building Walls and Facades
Vancouver’s climate causes issues for building walls and facades. Common failures include peeling paint, spalling concrete, and cracked stucco, all of which create challenges for property managers and expenses for owners. Here are areas to keep in mind for maintaining walls and building facades:
- Paint: To protect your walls from moisture and UV damage, inspect your paint systems annually. The service life of paint and coating systems on exterior walls ranges from 8 to 15 years.
- Cracks: Inspect and deal with hairline cracks promptly, especially in stucco, to stop moisture from seeping in.
- Concrete Walls: Concrete building walls should be inspected for cracks and spalls annually. Address any issues to avoid more significant concrete restoration.
- Wood Siding: Warped or cracked wood siding should be replaced, as openings are a common source of leaks and pest infestations.
- Regular Cleaning: Pressure washing or soft washing of building walls to remove dirt and pollutants should be completed every three years.
Balconies and Decks
Balconies, especially in high- and mid-rise buildings, are prone to damage due to weather exposure. Membranes, balcony edges, and railings are important areas to review regularly. Property managers should conduct annual reviews of balconies to ensure safety for owners and avoid major restoration projects like membrane replacements. Key balcony and deck items to consider are:
- Membrane: Regularly inspect for blistering or punctures in membranes. Any item that impairs membrane integrity at balconies will lead to concrete repairs.
- Railings: Ensure proper sealing where railings meet the balcony deck to prevent water ingress and keep fastening points stable.
- Proper Drainage: Confirm that balconies have the correct slope for water runoff and that scuppers are not blocked.
- Membrane Replacement: Replace balcony membranes based on manufacturer lifespan recommendations (typically 10-20 years).
- Balcony edges and eyebrows: Balcony edges are notorious for failing as they are fully exposed to the weather on mid and high-rise buildings. Regular inspections will catch issues early and help to pinpoint repairs that are required.
Parkades
Parking areas below ground are prone to water ingress, structural issues, and membrane erosion due to road salt and vehicle traffic. All of these issues contribute to the decay of concrete on walls, the parkade deck, and, eventually, the corrosion of reinforcing steel bars. Here are some important factors to keep in mind for parkade maintenance:
- Crack Repair: Monitor and repair cracks to prevent water damage. Depending on the crack, various repair methods are available, including epoxy, polyurethane, and foam injections.
- Traffic Membranes: Ensure traffic coatings at the parkade deck are in good shape. Repairing parkade deck damage as it deteriorates from wear and tear can dramatically extend the service life.
- Expansion Joints: Expansion joints on the parkade deck need to be inspected for delamination. Damaged expansion joints allow water ingress, which leads to larger restoration issues.
- Drainage: Regularly maintain parkade drains to avoid water accumulation and preserve the integrity of the surfaces.
- Line Markings: Repaint lines every 3-5 years to ensure safety and adequate delineation throughout your parkade.
Addressing Building Envelope Challenges for Property Managers
Overseeing building envelope maintenance in Vancouver demands a forward-thinking strategy from property managers. To avoid costly repairs and prolong the lifespan of the building envelope, property managers can regularly inspect the areas we reviewed. The key takeaway should be to deal with concerns before they escalate into major issues, particularly in rainy/ windy Vancouver, where weather-related problems are frequent.
For expert guidance in tackling building maintenance and repairs, get in touch with our team. We can be reached at [email protected] or 604.420.5552
