Instruction
We were instructed by a residential block management company to investigate persistent dampness and water ingress affecting multiple apartments within a purpose-built apartment building in Weston-super-Mare.
Reports of dampness had been received from several occupiers across different floors of the building. Previous assumptions regarding the source of the leaks varied, making it necessary to undertake a detailed investigation to establish whether the defects were related and, if so, identify the underlying cause.
Investigation
The investigation combined a review of original construction drawings with a detailed inspection of the building. A range of diagnostic techniques were used, including thermal imaging, moisture testing, borescope inspections and high-level inspections using a drone.
Rather than considering each damp area in isolation, the investigation focused on understanding how water was moving through the structure and whether defects identified in one location could explain dampness reported elsewhere within the building.
Challenges
One of the principal challenges was that multiple apartments were affected, each presenting different symptoms. Some areas were experiencing direct water ingress, whilst others were exhibiting secondary condensation and mould growth resulting from moisture trapped within the building fabric.
The investigation identified defects within a balcony waterproofing system serving an upper-floor apartment. Water was found to be tracking through the structure and affecting apartments below, in some cases appearing considerable distances from the original point of entry. Distinguishing between primary water ingress and secondary condensation-related issues was essential in developing an appropriate remedial strategy.
Conclusion
The investigation established that several apparently unrelated defects shared a common source, allowing the managing agent to focus repair works on the areas most likely to resolve the wider issues affecting the building.
By combining practical site investigation with diagnostic technology and building pathology experience, it was possible to provide clear recommendations regarding both immediate repairs and longer-term maintenance requirements. This enabled the client to move forward with a clear understanding of the defects, their causes and the most appropriate remedial works.
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Billie-mae Hayes, Bristol