From Suspicion to Clarity: Investigating Water Damage in Commercial Properties
During a routine due diligence assessment of a commercial property, our client noticed suspicious signs of water in the garage. Concerned about the potential for serious water intrusion with no clear cause in sight, they knew they needed a thorough investigation. The client had already performed a visual inspection and noted several areas of concern, but they needed a more in-depth analysis to confirm their suspicions due to the subtlety of the damage. They knew that our team’s expertise in building assessments, particularly in identifying and diagnosing water intrusion, was exactly what was needed to ensure they weren’t overlooking a bigger problem.
We began our Level 1 Assessment by visually inspecting the areas in question, starting with the garage where the water stains were first observed. We expanded our assessment to the elevator lobbies on multiple floors, noticing a troubling pattern—staining on the gypsum wallboard around the jambs and sills of the windows. Our team employed moisture meters during our initial assessment to detect hidden moisture in the walls. Based on our past experience with these conditions present, these stains were consistent with water intrusion, indicating that the issue was more widespread than initially thought.
Wanting to have a definitive answer and determine the full extent of the water intrusion, we conducted targeted water testing on the window assemblies and utilized infrared (IR) imaging to detect areas of potential moisture that weren’t visible to the naked eye. By deploying water under specific pressure we were able to simulate conditions consistent with wind and rain to recreate active leaks and narrow the trouble areas for our client. This testing provided clear evidence that water was indeed penetrating the building envelope at multiple points, particularly around the windows in the elevator lobbies and traveling within the wall cavity from floor to floor.
Armed with this critical information, our client was able to make informed purchase decision about the property, more fully aware of the scope of the repairs needed. Our thorough approach and commitment to uncovering the cause removed uncertainty in their transaction and provided the clarity they needed to move forward confidently. By identifying the water intrusion early on, we helped our client avoid unexpected costs and potential damage that could have escalated if left unchecked.
Water testing underway using a calibrated spray nozzle to represent typical rain and wind events in this area. This test was performed under normal building operating conditions to provide a more accurate real-world test of an existing window assembly.
A thermal anomaly invisible to the naked eye but identified with infrared thermography. Temperature differences in materials often indicate areas that may require more in-depth investigation and exploratory openings, and the use of IR imaging allows the investigator to perform more specific, targeted openings for examination of the conditions present within the assembly.
