Building Envelope Failure Investigation
Comprehensive diagnostics for water intrusion through compromised building envelopes
Call 604-239-9934Understanding Building Envelope Failures
The building envelope—the physical barrier between interior and exterior environments—must resist water penetration while managing moisture vapor transport. When envelope systems fail, water intrusion threatens structural integrity, indoor air quality, and occupant health.
Building envelope failures rarely result from single defects. Instead, they typically involve multiple contributing factors: design inadequacies, construction errors, material deterioration, and maintenance neglect. Our investigation methodology identifies all failure mechanisms to support comprehensive remediation.
Common Building Envelope Failures
Window installation defects represent the most common source of building envelope water intrusion in BC buildings.
- •Missing or improperly installed flashings
- •Inadequate air seal at rough opening interface
- •Failed sealant joints at perimeter trim
- •Deteriorated glazing seals and gaskets
Exterior cladding systems must manage water penetration through drainage and drying mechanisms.
- •Open joints in rainscreen cladding
- •Missing or damaged drainage plane
- •EIFS failures and trapped moisture
- •Stucco cracking and delamination
Roof assemblies face extreme weather exposure and must provide reliable water shedding performance.
- •Failed membrane systems and aging materials
- •Compromised penetration flashings
- •Inadequate drainage and ponding water
- •Ice dam formation and backup
Below-grade waterproofing systems must resist hydrostatic pressure from groundwater.
- •Deteriorated waterproofing membranes
- •Failed drainage systems and sump pumps
- •Foundation wall cracks and cold joints
- •Inadequate surface grading and drainage
British Columbia Climate Challenges
British Columbia's coastal climate creates unique challenges for building envelope performance. High annual precipitation, wind-driven rain, freeze-thaw cycling, and moderate temperatures that inhibit drying all stress waterproofing systems.
Metro Vancouver receives over 1,100mm of annual rainfall, with North Shore mountains experiencing significantly higher precipitation. This intense moisture loading overwhelms marginally-performing envelope systems and exploits installation defects that might remain benign in drier climates.
Our investigation methodology accounts for regional climate factors, building orientation, exposure conditions, and construction era to identify envelope vulnerabilities specific to BC building performance requirements.
Our Investigation Approach
Building Documentation Review
Analysis of construction drawings, building permits, previous investigations, and maintenance records to understand envelope design intent and modification history.
Comprehensive Visual Assessment
Systematic exterior and interior inspection documenting water intrusion evidence, envelope condition, construction details, and maintenance deficiencies.
Advanced Diagnostic Testing
Thermal imaging, moisture mapping, water testing, and specialized diagnostics to identify infiltration pathways and quantify moisture damage extent.
Failure Mechanism Analysis
Determination of root cause failure mechanisms, identification of contributing factors, and assessment of remediation scope required for permanent resolution.
Get Expert Building Envelope Investigation
Contact us today for comprehensive building envelope failure investigation and water intrusion diagnostics.