Condo Media - December 2021 - 36

The Region MAINE
The Water Did It
Investigating Building Maintenance
[By Jack Carr, P.E., RS, LEED-AP]
Since the tragedy this summer in
Surfside, Fla., building managers and
condo boards have been reviewing
the cost of deferred repairs and their
fiduciary responsibilities when it comes
to facility safety and maintenance
with greater scrutiny than ever before.
But where to look first? There are
many types of condos from high-rises
to townhouses to one-story duplexes.
Buildings with flat roofs or high-sloop
roofs. Buildings with façades of brick
or masonry to vinyl clapboard siding
to wood shingles to glass curtain
walled city towers. Yet the answer has
36 CONDOMEDIA December 2021
one common denominator like
the old murder mystery solutions.
The answer is not the " butler did it "
but rather it was the " water did it. "
WATER FAILURE
TOP TO BOTTOM
When it comes to condominium facility
maintenance issues, it has been
my experience 85 percent of building
problems can be tracked back to unauthorized
water in one of its forms.
To illustrate this point, we will review
common building components and
how they fail due to water.
l Roof
Starting from the top, the roof is an
obvious culprit in allowing water
to penetrate the building envelope
causing not just damage to interior
finishes and personal belongings
but also serious structural problems
and indoor air health issues. For
this reason, all roof surfaces should
be inspected at least once a year or
after any wind event of 50 miles per
hour. Flat or low-slope roof structures
are surfaced typically with
EPDM rubber membrane or vinyl
sheet material. These materials with
useful lives of 25 years and more
rarely fail; rather, it is their junctures
such as adhered seams and
connections to other materials such
as flashing where water infiltration
starts. Keeping internal and external
drains and scuppers free of debris
are also key inspection points.

Condo Media - December 2021

Table of Contents for the Digital Edition of Condo Media - December 2021

Contents
Condo Media - December 2021 - Cover1
Condo Media - December 2021 - Cover2
Condo Media - December 2021 - Contents
Condo Media - December 2021 - 2
Condo Media - December 2021 - 3
Condo Media - December 2021 - 4
Condo Media - December 2021 - 5
Condo Media - December 2021 - 6
Condo Media - December 2021 - 7
Condo Media - December 2021 - 8
Condo Media - December 2021 - 9
Condo Media - December 2021 - 10
Condo Media - December 2021 - 11
Condo Media - December 2021 - 12
Condo Media - December 2021 - 13
Condo Media - December 2021 - 14
Condo Media - December 2021 - 15
Condo Media - December 2021 - 16
Condo Media - December 2021 - 17
Condo Media - December 2021 - 18
Condo Media - December 2021 - 19
Condo Media - December 2021 - 20
Condo Media - December 2021 - 21
Condo Media - December 2021 - 22
Condo Media - December 2021 - 23
Condo Media - December 2021 - 24
Condo Media - December 2021 - 25
Condo Media - December 2021 - 26
Condo Media - December 2021 - 27
Condo Media - December 2021 - 28
Condo Media - December 2021 - 29
Condo Media - December 2021 - 30
Condo Media - December 2021 - 31
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Condo Media - December 2021 - 33
Condo Media - December 2021 - 34
Condo Media - December 2021 - 35
Condo Media - December 2021 - 36
Condo Media - December 2021 - 37
Condo Media - December 2021 - 38
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Condo Media - December 2021 - 40
Condo Media - December 2021 - 41
Condo Media - December 2021 - 42
Condo Media - December 2021 - 43
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Condo Media - December 2021 - 46
Condo Media - December 2021 - 47
Condo Media - December 2021 - 48
Condo Media - December 2021 - Cover3
Condo Media - December 2021 - Cover4
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