Water Intrusion Testing for Florida Condominiums

Water intrusion testing is a controlled field test that attempts to reproduce a reported leak under observation. Water is applied to one building component at a time, such as a window, a sliding glass door, or a section of stucco wall, while an observer watches the interior. When water appears inside, the test has located a point of entry, which is the information a lasting repair depends on.

CSI's diagnostic testing is based on AAMA 501.2, the nozzle field check written for storefronts, curtain walls, and sloped glazing, which defines the nozzle and gauge setup CSI uses; AAMA 511, FGIA's voluntary guide for the forensic evaluation of water intrusion at windows and doors; and ASTM E1105, the field test method for water penetration under an air pressure difference. Diagnostic testing adapts these methods to find the source of an existing leak, and the report states exactly how each test was run.

A nozzle test applies a controlled stream of water to one joint or component, which makes it the right tool for finding where an existing leak starts. A chamber test based on ASTM E1105 wets the whole window or door with a spray rack while a chamber sealed to the interior side creates an air pressure difference that simulates wind-driven rain. Chamber tests are typically used to check the water resistance of newly installed windows and doors.

CSI's water testing team works under the direction of a licensed professional engineer. The engineer reviews the leak history, plans the test sequence, reviews the results, and is responsible for the conclusions and repair recommendations in the report.

It depends on how many windows, doors, and wall areas are being tested and what access equipment is needed. A single unit with a few suspect openings can often be completed in part of a day, while a building-wide program on a high-rise with swing stages or lifts is scheduled over several days. CSI provides the association with a schedule before the test day.

Someone needs to be inside the unit during the test, because the interior observer is the person who sees the water arrive. That is usually a CSI team member, with access arranged through the association or the management company. Owners are welcome to be present.

Move furniture, rugs, and stored items away from the windows and doors being tested, take down or tie up window treatments, relocate electronics and valuables near the openings, and secure pets. CSI protects the floor at each test location before water is applied.

The test is controlled and observed. Water is applied to one area at a time, and the test at that location stops when the observer sees water inside. Because the purpose is to reproduce an existing leak, a small amount of water may reach the interior where the unit already leaks, which is why the area is protected first. If a wall must be opened to confirm the water path, the opening is kept small and is coordinated with the association in advance, and who patches the opening and restores finishes is set in the proposal before testing begins.

No. Testing is scheduled for dry weather. Rain wets the exterior and the wall assembly before the test begins, which makes it impossible to tell whether water inside came from the test or from the weather. After heavy rain, walls may need time to dry before moisture readings are reliable.

No. Infrared thermography shows temperature differences that may indicate wet materials, which makes it a useful screening tool, but it cannot show where water entered the building. CSI uses infrared imaging and moisture meters to narrow the search and controlled water testing to locate the point of entry.

The report includes the leak history reviewed, a plan of the test locations, each test with the component tested, the method, the duration, and the result, photographs of the setup and of any water observed, moisture readings, the engineer's conclusions on the source of each leak the testing reproduced, a note of any reported leak that could not be reproduced, and repair recommendations. CSI can also prepare repair specifications for bidding and retest the repaired areas.

Yes. Field testing installed units can find installation problems while the installer is still on site, before the rest of the building is completed the same way. CSI's window and door replacement specifications require field water testing of installed units based on ASTM E1105, and require units that fail to be corrected and retested.

Under section 718.112(2)(g), Florida Statutes, the structural integrity reserve study required for condominium buildings three habitable stories or higher must include windows and exterior doors, and waterproofing and exterior painting. Water testing is not required for the study, but test results give the engineer direct evidence of how those components are performing, which supports the remaining useful life and cost estimates. Leaks that reach the concrete structure can also contribute to the deterioration a milestone inspection is designed to find.

CSI performs water testing throughout Northeast Florida, including Amelia Island, Fernandina Beach, the rest of Nassau County, Jacksonville, the Jacksonville beaches, Ponte Vedra Beach, and St. Augustine, as well as coastal Georgia and Hilton Head, South Carolina. CSI works from offices in Fernandina Beach and Ponte Vedra Beach and can be reached at (904) 261-8703.