Building Envelope Forensics

Water IntrusionInvestigation & Leak Testing

E2128

ASTM standard guide for evaluating water leakage of building walls

E1105

ASTM field water test of installed windows, doors, skylights and curtain walls

501.2

AAMA field water check of installed storefronts and curtain walls

D5957

ASTM flood test of horizontal waterproofing such as decks and podiums

For Attorneys, Insurers, HOA Boards & Owners

Find the Source, Prove the Cause

Water rarely shows up where it gets in. A stain on a ceiling can start at a window two floors up, a roof-to-wall joint or a plumbing line inside the wall. Replacing the finish without finding the path only repeats the loss. Our investigation traces the water back to its entry point, explains why the assembly let it through and puts that on the record in a form that holds up to scrutiny.

Leak Source Tracing

Following the water from the damage back to the entry point, through the drawings, the construction history and the building itself.

Field Water Testing

Testing to ASTM E1105, AAMA 501.2 and ASTM D5957, performed with an independent testing agency we coordinate, so the leak is reproduced under a named method.

Moisture Mapping & Infrared

Located moisture readings and infrared screening to show how far the water has traveled and where to look next.

Controlled Openings

Where the question calls for it, openings made to a written protocol and photographed layer by layer: cladding, barrier, flashing, sheathing and framing.

Cause & Timing

Whether the failure is design, installation, material or maintenance. How long the water has been getting in, bracketed from the physical evidence and the records.

Repair Scope & Oversight

A repair scope written from the findings, cost estimates and oversight of the repair through closeout.

Where Water Gets In

Most building leaks start at a transition, where two materials, two trades or two systems meet. These are the places we look first:

Window and door perimeters: flashing laps, sill pans, sealant joints and the way the unit ties into the wall's water-resistive barrier.
Roof and wall intersections: step and kickout flashing, parapets, copings and roof penetrations.
Balconies, decks and podiums: waterproofing membranes, drains, door thresholds and guard post penetrations.
Cladding and penetrations: stucco and siding terminations, weep screeds, vents, light fixtures and utility penetrations.
Below grade: foundation walls, slabs and site drainage that sends water toward the building.
Inside the building: plumbing, fire sprinkler and HVAC condensate lines, which can look like an envelope leak until they are ruled out.

How the Investigation Is Done (ASTM E2128)

ASTM E2128, the standard guide for evaluating water leakage of building walls, sets out the sequence we follow. We review the design and construction documents and the building's service history, inspect the walls and their water management features, test to reproduce the leak and then analyze the cause. Doing it in that order keeps the testing targeted and the conclusions tied to evidence.

Documents first: drawings, specifications, submittals, window and waterproofing product data, inspection records and any prior repair history.
Inspection and moisture mapping: visual inspection inside and out, located moisture readings and infrared screening, all photographed and tied to a plan.
A written test plan: which locations, which method and in what order, so each test isolates one possible path.
Field testing: performed with an independent testing agency we coordinate. ASTM E1105 applies a calibrated spray to the exterior while a chamber creates an air pressure difference. AAMA 501.2 uses a calibrated hose nozzle along the joints. ASTM D5957 floods horizontal waterproofing to check the membrane.
Openings where needed: done to a protocol the other parties can review, with everything photographed before, during and after.

For more on why a named method matters in a dispute, see why ASTM standards matter in a forensic construction investigation.

Cause, Timing and Responsibility

Finding the leak is half the job. The other half is the question the claim turns on: why it happened and since when. We separate design problems from installation errors, product failures and missed maintenance. Then we tie each one to the drawings, the manufacturer's instructions and the code in effect when the work was built.

Timing matters to coverage and to deadlines. Wood moisture content, decay, fastener corrosion, staining patterns, mold growth, weather records and the building's service history help bracket how long water has been getting in. Whether a condition was visible on a reasonable inspection can decide which time limit applies. See patent vs. latent defects for how that question is documented in California.

Our principal has worked in construction forensics since 2012, producing repair cost estimates and analysis for construction defect matters, after years managing construction on the building side.

From Findings to a Repair That Works

A leak repair fails when it treats the symptom. We write the repair scope from the findings, estimate its cost line by line, review contractor bids against it and oversee the work in the field. Where it makes sense, the repaired area is water tested before it is covered up, so the fix is proven before the finishes go back on.

For HOA boards and owners, that is owner's representation through the repair. For attorneys and carriers, it is a repair scope and cost that trace back to the evidence. For more on that role, see what an owner's representative does and what it costs.

Water evidence changes fast. Drying, demolition and repairs can erase the path before anyone documents it. If a claim is possible, call before the materials are removed.

How It Works

How a Water Intrusion Engagement Runs

Intake & conflict check: the building, the symptoms, what has already been removed or repaired and a conflict check before any file is opened.
Document review: drawings, specifications, product data, inspection records and service history.
Site inspection: visual inspection, moisture mapping and infrared screening, photographed and located on a plan.
Testing & openings: a written test plan, field testing with the testing agency and controlled openings where needed.
Report & repair scope: the source, the cause, the timing, the repair and its cost, all tied to the record.

Frequently Asked

Water Intrusion: Quick Answers

What is a water intrusion investigation?

It is a forensic investigation that finds where water is entering a building, why the assembly failed and how long it has been happening. It combines a review of the drawings and construction records, a site inspection, moisture mapping, field water testing where needed and, when the question calls for it, controlled openings to see the assembly layer by layer. The result is a written report that ties the leak to its cause and a repair scope that fixes it.

What is ASTM E1105?

ASTM E1105 is the standard field test method for water penetration of installed exterior windows, skylights, doors and curtain walls. A chamber on the interior side creates an air pressure difference while water is sprayed on the exterior at a specified rate and the interior is watched for leakage. It shows whether the unit and its installation keep water out under conditions similar to wind-driven rain.

What is the difference between ASTM E1105 and AAMA 501.2?

AAMA 501.2 is a field water check for installed storefronts, curtain walls and sloped glazing that uses a calibrated hose nozzle along the joints, without a pressure chamber. It is well suited to finding the joint that leaks. ASTM E1105 adds an air pressure difference and a uniform spray over the test area, which is closer to wind-driven rain. The right test depends on the system and the question being asked.

Can an investigation tell how long a leak has been going on?

Often it can bracket the timing, though usually as a range rather than a date. Wood moisture content, decay, fastener corrosion, staining patterns, mold growth, weather records and the building's repair and service history all help. A good report says what the physical evidence supports and where it cannot be more precise.

Is an infrared camera enough to find a leak?

No. Infrared shows surface temperature differences that may point to moisture, but many things cause temperature differences. Infrared is a screening tool. Findings are confirmed with moisture meter readings and, where needed, water testing or a controlled opening before anyone relies on them.

Who retains PCC for water intrusion investigations?

Attorneys handling construction defect and property claims, insurance carriers and adjusters, HOA and condominium boards, property owners and developers. PCC is based in California and takes matters across the state and nationwide. Every engagement starts with a conflict check.

This page is general information, not legal advice. PCC is a construction forensics and construction management firm, not a law firm. Test methods are applied as the specific building and question require.

From PCC Insights

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