Question: An owner has water on the window sill. It’s difficult to assess where the water is coming from. How do we find the source of the leak?
The owner of an apartment in a complex of 12 apartments in a classic 3 storey cream brick block of apartments in Hawthorn Victoria has water on the window sill of her apartment. The external aluminium window frames have been sealed by a plumber and it is difficult to assess where the water is coming from.
- Is the Owners Corporation responsible to find the source of the leak or should it be the owner?
- Who is the appropriate trade to inspect the building and find the source of the leak?
Answer: Contact a building inspection or remedial works company that uses thermography or Infrared Cameras to detect the presence of moisture and try and track the source.
If the water penetration is on the interior sill it is reasonable to assume it has entered through the window framing structure.
If there is no sign of dampness in the wall or bulkhead above the windows this will tend to confirm the source.
An initial approach could be contacting a building inspection or remedial works company that uses thermography or Infrared Cameras to detect the presence of moisture and try and track the source.
If it is only one apartment affected this is probably the best approach.
If there are multiple apartments affected it will either be a problem with the glazing framing or water ingress through flashings or joint seals on the exterior of the building.
In this case, if it is a widespread problem then a façade condition inspection or assessment by the Owners Corporation is the next option.
Again the Owners Corporation could approach a company that deals in inspections or remedial works.
If it is particularly concerning they may consider involving a structural engineering firm or consultant to diagnose and recommend a rectification process
This post appears in Strata News #523.
Stephen Thornton
VOLTIN
E: Steve@voltin.com.au
P: 1800 865 846
Thankyou for that article. Most informative as I on the ground floor 4up/4down NO HEADER FLASHING western side Water rotted window frames window sill where it as dropped by about 3cm. Cannot get the B/C to fix – they have know for 7+yrs and are now trying to say it is part of the benefit rule. They have since installed header flashing/rain heads/down pipes/drainage at base outside my apt. What do I do as this is incorrect.