NEWMARKET WEATHERTIGHTNESS PROJECT


Leaky Office Building in Newmarket

The Level 3 occupants of a well-known building in Newmarket raised concerns about water ingress in their office spaces and its effect on the internal structure of the building. Aamsko was approached to document the causation of the water ingress, with the view to plan remedial maintenance for the building.

After an initial site visit, our partner Zenith Facilities Services conducted invasive inspections at the sites where water ingress was identified to be affecting the interior spaces by the interviews with the Level 3 building occupants. The wall linings were removed to expose the internal structure at four locations including the the Level 3 office spaces, toilets, and the common stairwell. The inspection data outlined the extent of the water ingress observed, including damage to the structural framing, such as:

  • Water-stained timber framing and bottom plate in the structure underneath the office inset window.
  • Wet and/or water-stained timber framing underneath the office inset window and beneath the concrete floor slab above the office and toilet windows.
  • Dampness on the back face of the Eterpan fibre cement cladding panels.
  • Water marks on the ceiling tiles of near the window of the office and toilet.
  • Wet cracks and water marks on the underside of Level 4 concrete slab, indicating extending carbonation process of the floor slab.
  • Stairwell wall cavity was wet, with severe mould infestation and rotting timber framing.
  • Watermarks and rotting to timber framing is observed on the cladding façade of the framing.
  • Large watermarks on the concrete stairwell landings indicating flooding, with cracking to slabs.

In addition to the invasive internal survey, Zenith conducted an exhaustive visual survey, utilising rope access to observe the exterior condition of the building and identify any possible vulnerabilities or points of water ingress. The external survey documented the damage and degradation presenting at the cladding system and window joinery, features that are most susceptible to water penetration.

  • Multiple historic repairs to cladding and around windows, seen to be cracking or failing.
  • Small head flashings at the eastern stairwell joinery, with disintegrating silicone seals.

Based on the inspection data gathered in the internal and external surveys, AAMA 511 water ingress testing was conducted at two Level 3 office sites to test the façade and aluminum joinery to determine the point of water ingress. Despite these sites at Level 3 evidently showing historical water ingress issues, the AAMA 511 testing did not yield any instances of water ingress at these locations. The inconclusive test results could not confirm our hypothesis of water ingress causation. The outcome suggests that the water ingress presenting at the Level 3 offices is originating at a level above, allowing the water to track down the framing cavity before presenting at Level 3.

Aamsko and Zenith carried out another set of interior observations to survey the condition of the building at the sites directly above the affected areas at the Level 3 offices. Interviews carried out with respective occupants of each floor revealed that the Level 3 offices were only the only one being affected. The Level 4 offices have been experiencing more prominent effects of water ingress, including:

  • Watermarks on carpet tiles and corresponding ceiling tiles.
  • Cracking and damage around windows directly above test sites on Level 3.
  • Large patches of water marks to carpet tiles, in an area reported to severely flood. Located directly above leaky and testing on Level 3.
  • Signs of moisture damage and interior lining and rotten timber plates, directly above invasive test location on Level 3.

The building condition investigation identified the defects to the cladding, joinery and concrete floor beams. It appears that the water damage seen at Level 3 is a result of a building component or design failure at Level 4 or above. Observations suggest that water is running down the interior face of the cladding, soaking into the timber framing, and eventually reaching the bottom plates. The presence of moisture at the locations of water ingress has resulted in the increased carbonation of the reinforced concrete floor slabs. As a result, the concrete will become more brittle while corroding any reinforcement, resulting in the eventual decline in its performance.