Water ingress is when water from outside makes its way into a building. It can occur in properties in a number of different ways and for many different reasons. Some water ingress is referred to as penetrating damp – this is because the water penetrates through the walls to make its way into the property.
Any water coming into your home or a building is bad news. It can cause immediate damage as well as lead to further and more expensive problems down the line. This includes damage to decoration, fungal decay, and long term issues with damp – it can even have a negative impact on your health. It’s important to take measures to prevent water ingress or deal with the root cause as soon as possible.
The most common cause of water ingress is a building fault or defect. Over time building materials can deteriorate. Below-standard workmanship can also lead to water ingress. There is a whole range of building defects that will allow water in and lead to water ingress, but we’ve covered some of the more common below:
You can carry out your own inspection to identify any of the common signs of water ingress.
Sometimes you will spot the outside fault before seeing any evidence of water ingress internally.
There are some warning signs that you should look out for:
If water is making its way into your property then you may experience some of the following water ingress issues:
Damp is the most common issue that you will face.
Water ingress through walls is relatively common. Brick walls can be prone to water penetration and water ingress through brickwork can occur even if they are cavity walls. Stone walls can also experience water ingress.
The main causes are as follows:
Building faults – damaged or deteriorating mortar can lead to water ingress through the render. Any cracks in the brickwork or substrate will also allow water to get in. This can occur for a number of reasons including more serious structural issues. Any remedial work to the walls such as the addition of cladding and insulation, re-rendering can all cause issues that may lead to water ingress.
Wind and rain – driving rain can lead to water being absorbed by bricks, and eventual water ingress.
Cavity wall ties – Water ingress can occur in cavity walls where wall ties have been incorrectly installed. If the ties are angled down towards the inner leaf or if insufficient or too much mortar was used in installation this can encourage water ingress. If metal wall ties were used then these can corrode over time and cause cracks. Water ingress from wall tie issues is usually more visible as you can see damp around the location of the ties.
Rising damp – Most buildings have a damp proof course (DPC) to prevent water rising up. Physical DPCs can fail over time and some older houses may not have any at all. Sometimes the DPC can remain intact, but become bridged. DPC bridging means moisture from the ground can travel up past the DPC because of a construction fault. This can occur due to debris in the wall cavity or subfloor void, internal or external renders / plasters overlapping the DPC or external ground levels being raised above the DPC.
Leaking windows are a fairly common problem in houses with water ingress occurring around windows. The window unit can move over time, creating gaps around the window frame where water can enter. Incorrect installation of flashing can also lead to water ingress. Even the latest UPVC windows can experience issues. You want to make sure that the leak is definitely down to a defect with the window and not a roof, wall or plumbing issue. Lintel failure can also lead to water ingress.
Water ingress above windows is often down to the fascia boards being incorrectly angled. They should be angled outward to direct rain water away from the unit.
Structures below ground such as cellars and basements experience hydrostatic pressure. This is the pressure exerted by moisture in the external ground / soil. If your home is on a flood plain, in an area with a high water table or has saturated ground for any other reason, more hydrostatic pressure is exerted. This means that any defect in the basement structure, even a tiny crack, is vulnerable and can lead to water ingress.
Water ingress in cellars and basements is understandably a major concern and is therefore often considered in the design phase. External wall proofing is often installed to protect the structure from hydrostatic water pressure. Internally ‘Type C waterproofing systems: drained protection – provide drainage solutions so that if water ingress does occur then the water is safely dealt with.
If you have a basement and do not have a suitable basement waterproofing system then you may experience water ingress.
Apartments and flats can also experience issues with water ingress. These tend to be down to plumbing leaks including burst pipes. One of the complications in a large apartment complex is that pipework can be inside the wall cavities and not always just in your flat itself or the flat above. This makes it harder to find the root cause and get it fixed. Access is often a major issue.
Deteriorating grout and sealant in bathrooms is quite a common cause of water ingress in flats. It means that water gets through – you’ll usually see evidence on the ceilings directly below their bathroom.
As with a house, roof leaks are also a common cause of water ingress.
Water ingress prevention is all about keeping on top of the maintenance of your property. You should carry out regular checks to identify any defects early and stop water ingress.
There are a number of products you can use to provide additional protection to your home. To prevent water ingress through brickwork you should use a water repellent or façade cream.
To treat water ingress, you need to take the following steps:
Please call Building Surveyors Ltd on 0191 303 4211 if you require a diagnosis or some advice.
Article provided by Gregg Setherton CSSW of Permagard
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