Repair vs. Replacement: Decision-Making for Water Damage and Leaks
Water infiltration can occur in multiple areas of a condominium building, including:
Roofing systems – Leaks due to aging shingles, poor drainage, or ice damming.
Windows and doors – Failed caulking, sealant breakdown, and improperly installed flashing.
Foundation and walls – Cracks in concrete, water seepage, and improper grading.
Plumbing and mechanical systems – Pipe leaks, drain backups, and failed sump pumps.
When to Repair:
Minor caulking or sealant failures.
Isolated leaks from HVAC condensation or plumbing joints.
Clogged gutters or downspouts causing temporary water pooling.
When to Replace or Undertake Major Repairs:
Chronic roof or foundation leaks that cannot be patched.
Widespread waterproofing failure in underground garages or basements.
Structural damage due to prolonged moisture exposure.
Under Alberta’s Condominium Property Act, condominium corporations are responsible for ensuring the maintenance, repair, and replacement of common property to prevent long-term damage.
Coordinating Waterproofing, Caulking, and Sealing Work
Proper waterproofing strategies are critical for protecting a condominium's building envelope. Key techniques include:
Caulking and Sealant Application: Sealing around windows, doors, and vent openings to prevent moisture infiltration.
Foundation Waterproofing: Installing drainage membranes, weeping tile, and proper backfill materials.
Roofing Maintenance: Ensuring flashing is intact, gutters are cleaned, and repairs are made proactively.
Balcony and Deck Coatings: Preventing water seepage from damaging concrete or wooden structures.
Best Practices for Coordinating Waterproofing Work:
Schedule inspections during seasonal transitions to detect vulnerabilities.
Hire certified contractors with experience in waterproofing condominiums.
Use high-quality materials that meet Alberta’s climate requirements.
Document all work performed for future warranty claims and reference.
Evaluating Repair Proposals from Contractors and Specialists
Condominium managers play a key role in assessing repair proposals to ensure cost-effective and legally compliant solutions.
Factors to Consider When Evaluating Proposals:
Scope of Work: Does the proposal outline the problem and solution clearly?
Material and Labor Costs: Are costs reasonable based on industry standards?
Warranty and Guarantees: Does the contractor offer long-term protection for the work?
Compliance with OHS and CPA Regulations: Does the contractor meet safety and liability requirements?
Best Practice: Obtain at least three quotes before recommending a repair solution to the board.
Maintenance Plan Development
Scenario:
A 15-year-old condominium building has reported ongoing water leaks in multiple units. The condominium manager must develop a preventative maintenance plan to address the following concerns:
Balcony and window leaks affecting interior walls.
Basement water infiltration due to cracks in the foundation.
Standing water on the roof caused by poor drainage.
Task:
Identify the immediate vs. long-term repairs needed for the building envelope.
Develop a maintenance schedule for routine inspections and waterproofing.
Draft a proposal for the board outlining the most cost-effective and durable repair strategies.
