Condo Maintenance: Preserve the Envelope, Protect Your Budget

Over the past years, Alberta legislators, developers, designers, and contractors have made significant efforts to improve building envelope construction practices to avoid premature, catastrophic failure.

Even though the building code has evolved, superior envelope materials have been introduced, and required warranties have been extended to five years, many envelope components still fail halfway through their expected lifecycle.

Note: While the roof is part of the envelope, this article addresses components below the roof—except in cases where a lower roof terminates against a wall.

Understand Your Wall System

No matter what wall system your building has, boards and managers rarely get to choose the design. But they do have the opportunity—and responsibility—to optimize its performance and prevent early failure. Early inspections, regular maintenance, and smart upgrades can dramatically reduce the risk of costly, premature envelope failures as a result of water accumulation in the wall system.

Wall systems have evolved from basic face-sealed systems—with no weather-resistant barrier behind the cladding—to more advanced concealed barrier systems—which contain both a face-sealed system and a weather-resistant barrier 2nd plane of protection—to the most sophisticated, a concealed barrier with drainage plane system—with a face-sealed plane of protection and a 2nd drainage plane of protection on the exterior wall that allows drainage to flashings on each floor level and above other components which project through the wall.

Newer systems include a second layer of protection to manage moisture that bypasses the outer surface and the most effective designs incorporate a drainage plane that allows water to shed through properly detailed flashings at each floor level and around wall projections like windows and balconies.

It is the intention of the designer and installer that flashing details and water-shed membranes discharge the majority of precipitation, condensation and sublimation to the exterior surface of the cladding system without damage to the underlying wall.

Regardless of the type, all wall systems rely on well-executed detailing to shed almost all precipitation at the surface. Any water that does enter—whether from wind-driven rain or moisture laden air exfiltrating escaping from inside—should be directed out before it causes damage.

The following lists typical reoccurring component detail failures, that if identified, and corrected early will save significant money to repair versus wholesale replacement. Included in each of these examples will be a brief discussion of what concern is often found and the best next step.

Check Roof Terminations Near Walls Early

ISSUE: Water from heavy precipitation or melting snow/ice can drain into adjacent walls.

What to look for: Staining or leakage directly below the eavestrough adjacent to the wall.

Actions to take:

• Check these locations early in the life of the project and protect them by installing diverter flashings and adjusting eavestroughs to avoid wall contact.
• If ice damming is observed, arrange for inspection and repair as soon as possible.

Inspect Balcony-to-Wall Connections & Drainage

ISSUE: Balconies often collect and retain water or have poorly controlled runoff during precipitation (earning the nickname “water collection platforms”), an issue that may become more significant as building settles.

What to look for: Poor drainage near door thresholds and balcony edges.

Actions to take:

• Install diverters at balcony-to-wall connections to manage the drainage from the balcony.
• Inspect how the waterproofing membrane ends beneath the door threshold—look for a clamping bar or a wrap that continues into the door opening to prevent leaks.
• Conduct first inspection in year 2, then again in year 4 and every 5 years thereafter.
• Moisture testing on north and west elevations may identify the onset of early envelope failure.

Confirm Proper Guardrail Fastening & Sealing

ISSUE: Balcony guardrails are often fastened through the

waterproofing membrane rather than the fascia. Without proper sealing, these penetrations can lead to water ingress and eventual membrane failure.

What to look for: Guardrails attached directly to balcony surfaces rather than to fascia, or fastened to walls without sufficient blocking or fasteners lacking sealant at the point of penetration.

Actions to take:

• In Year 1, remove a few sample fasteners to check for the presence of sealant in the holes. The best installation includes sealant that oozes out during fastening, sealing both the thread and the underside of the base plate to the membrane.
• If sealant is missing or improperly applied, re-seal or upgrade all fasteners using a compatible urethane sealant as soon as weather permits.
• Reinspect fasteners every 5 years thereafter.
• If guardrails are fastened to the wall instead of the balcony deck, check for structural blocking inside the wall and seal the fastener threads with high-quality caulking.
• If the top rail has excessive deflection during a horizontal force (like leaning on guardrail) immediately contact an engineering firm and schedule a review. Issue concern warning to unit owners.

Verify Balcony Column Membrane & Cladding Detailing

ISSUE: Improper membrane and cladding detailing at balcony columns can allow moisture intrusion, leading to wood rot or membrane failure at critical connection points.

What to look for: Look for balcony membranes that don’t extend at least 4 inches up the column above the walking surface, exposed fasteners near the base of the column, and cladding that doesn’t overlap the membrane by at least 2 inches or fails to run continuously from the soffit above.

Actions to take:

• In year 1, inspect the membrane and column cladding details to confirm proper installation.
• Upgrade membrane terminations and cladding design if deficiencies are found — particularly if the membrane is left open to the weather or is penetrated by fasteners.
• Conduct moisture testing at column locations to detect any early signs of wood rot or water ingress.
• Address all deficiencies promptly to avoid structural damage and costly repairs later.

Inspect Parapet Wall Connections to Adjacent Walls

ISSUE: Parapet cap flashings are often poorly sealed where they butt into walls, leading to moisture ingress.

What to look for: Cap flashings sealed with caulking only and no 2-inch vertical flange extending behind the weather-resistant barrier.

Actions to take:

• Inspect in year 1 for proper flashing termination.
• If deficiencies are found, upgrade to include a 2-inch flange behind the weather-resistant barrier.
• Re-inspect every 5 years to monitor for deterioration or failed seals.

Confirm Proper Flashing Over Windows & Doors

ISSUE: Missing or poorly detailed end dams on head flashings can lead to water penetration into the wall assembly.

What to look for: Head flashings without end dams or visible staining on the cladding below the flashing.

Actions to take:

• Inspect head flashings in the 1st year for presence and effectiveness of end dams.
• If deficiencies are found, consult building envelope professionals to upgrade detailing (e.g., adding end dams, back-caulking, or replacing flashings).

Check for Proper Window Insulation

ISSUE: Air leakage around windows and doors may indicate missing or insufficient insulation between the window frame and rough opening.

What to look for: Noticeable drafts near windows or doors, especially during windy or cold conditions.

Actions to take:

• Remove interior trim to inspect the insulation around the window frame.
• If batt insulation or no insulation is present, retrofit with low-expansion foam for improved air sealing.
• Include window inspections and servicing in a 5-year maintenance cycle.

Look for Drip Edges Below Windows

ISSUE: Missing drip edges allow water to be drawn into the cladding by capillary action, increasing the risk of water damage.

What to look for: Absence of a visible drip edge at the bottom of exterior window frames.

Actions to take:

• Inspect all windows in the 1st year for proper drip edge installation.
• If missing, install a manufacturer-approved drip edge or consult the manufacturer for an appropriate alternative.
• Important: Do not seal the bottom of the window frame to the wall, as this prevents proper drainage.

Maintain Clean Windowsills & Drainage Ports

ISSUE: Clogged drainage ports can prevent proper water egress, leading to overflow during wind-driven rain.

What to look for: Debris buildup in window sill tracks or evidence of water overflow.

Actions to take:

• Contact the window manufacturer to obtain recommended cleaning procedures.
• Share cleaning instructions with unit owners, as maintenance is often their responsibility.

Schedule Sealant Inspections & Replacements

ISSUE: Aging or improper sealants can crack, shrink, or fail, leading to water infiltration at joints and penetrations.

What to look for: Visible cracking, shrinkage, or missing sealant around joints, window/door frames, and wall penetrations.

Actions to take:

• Inspect sealant in year 1, again in year 4, and every 2 years thereafter.
• Replace any localized failures as soon as weather permits.
• Plan for full sealant replacement if widespread failure is observed.
• Use compatible, high-quality sealants and involve a building envelope consultant to ensure correct application and detailing.

Evaluate All Wall Penetrations

ISSUE: Poorly sealed or incorrectly sloped penetrations (such as vents, pipes, and brackets) can lead to water ingress and reduce the effectiveness of the building envelope.

What to look for: Inadequate sealing, missing or deteriorated caulking, or penetrations that don’t slope to shed water away from the wall.

Actions to take:

• Year 1, inspect a representative sample of wall penetrations.
• Use a skilled envelope contractor to address deficiencies with proper flashing or sealant solutions.
• Re-inspect sealants at wall penetrations every 5 years.

Monitor Grade Level Around the Building

ISSUE: High grade levels or adjacent landscaping can lead to water intrusion at the foundation or wall base.

What to look for: Planters, soil, or landscaping that contacts or is too close to the cladding or foundation walls.

Actions to take:

• Assess these areas during the first year for potential risks to wall cladding and below-grade components.
• Lower the grade or adjust landscaping if it poses a threat.
• Ensure ongoing monitoring to prevent water entry and preserve the envelope’s integrity.

Final Tip: Prioritize Early Detection & Timely Repairs

Proactive maintenance and inspection of these recurring problem areas can significantly reduce repair costs, extend envelope lifespan, and help avoid special levies.

Preventing premature envelope failure isn’t just about understanding wall systems—it’s about implementing a culture of vigilance. Condo boards and managers should prioritize early inspections, schedule regular maintenance checks, and budget for preventative repairs.

Bringing in qualified building envelope professionals for assessments, particularly in the first few years after construction, can make the difference between a thriving building and one facing costly levies. Take the time now to review your building’s vulnerable points. Proactive maintenance is not only the best way to reduce long-term condo fees—it’s the key to protecting your community’s investment.

Allan C. King, P.Eng., is a building envelope and roofing consultant with over 30 years of experience. Formerly principal of Wade Engineering and is now the President of Elements Roof Management Consulting (www.ermc.ca). He has inspected over 100 million sq. ft. of roofing and specializes in preventative maintenance and envelope restoration for multi-residential buildings.