Zenith and Aamsko in partnership are experienced in investigating and managing leaky building projects. We utilise our knowledge in building construction and façade systems and industrial abseiling to properly diagnose and fix the problem. With our knowledge and expertise, we can inform you how to go about the progress of remediation a multi-story leaky building.

Zenith and Aamsko have been involved in a number of high-rise renovations and refurbishments, all with different aims and objectives. No matter what the issue may be, whether it is structural or the weathertightness system, it is important to conduct a thorough preliminary building survey to accurately assess the existing condition of the building and diagnose the causation of water ingress. Improper diagnosis of water ingress can result in repairs unfit for purpose while causing additional water damage, and inevitably, resulting in further damage to the building. We believe that an initial, well focused, accurate determination of water ingress points will save expenses in the long run and allow for repairs that extend the service life of the building. Testing and analysis of building defects is guided by ASTM E 2128, the Standard Guide for Evaluating Water Leakage of Building Walls.

The first step is to conduct an initial site visit, where occupants are interviewed and the affected internal areas are inspected so we can see how the water ingress is presenting itself. From there, Zenith notes sites of interest and recommends further destructive or non-destructive inspections as required in order to create a clear understanding of the building’s condition and how water ingress is affecting it.

Non-destructive or visual inspections include internal and external surveys. By utilising rope access, an exhaustive examination of all external areas of the high-rise building can be conducted to identify any possible vulnerabilities or points of water ingress. The examination focuses on the condition of the cladding on the facade, joinery, and roofing system, as they are the features most susceptible to water penetration. In these surveys Zenith will often find evidence of historic water damage and repair jobs that have failed to resolve the issue. Zenith will present the client with photographic evidence from the survey, documenting in detail the damage and degradation presenting.

At this stage of the process, the visual evidence gathered will start to indicate the potential origin of water ingress. Given the importance of addressing water ingress issues to prevent further damage and ensure the integrity of the building structure and enable a fit for purpose remedial scope, Zenith will not risk relying on assumptions based on visual sightings of historical water ingress related damage to diagnose causation.

If the causation of water ingress is still unclear, Zenith will recommend conducting destructive testing as needed. Techniques of destructive testing include removing internal linings, borescope inspection, moisture readings, concrete testing, thermal imaging, and water ingress testing. These tests will allow us to inspect internal cavities to see how the water ingress is affecting the building’s structure and watertightness envelope, and the severity of the damage. Forensic water ingress testing under the guidance of testing standard AAMA 511 is often recommended to test the performance of curtain walls, joinery and cladding. This testing will highlight the path of water ingress into the interior space, so a hypothesis of water ingress causation can be confirmed.

The findings of the building condition survey are analysed to produce a comprehensive documentation of the findings by Aamsko for the client. This preliminary documentation not only creates an accurate and thorough report of the building’s existing situation, but this knowledge also informs a detailed scope and specification for the remediation work. In many cases, especially for high rise buildings, replacement of the entire cladding system to solve a weathertightness issue is not feasible. The report highlights key elements of the building to focus remedial work, so Zenith can estimate remedial work for feasibility discussions with the client. It allows for solid planning of the project, including short-term and long-term remedial schedules, so cashflow and risks can be easily managed.