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Waterproofing Challenges ISSUE 3/2010 V O L U M E 2 7 N U M B E R 3 Journal of architectural technology published by Hoffmann Architects, Inc., specialists in the rehabilitation of building exteriors. Waterproofing Challenges Richard P. Kadlubowski, AIA and Dean W. Yates, AIA W aterproofing failures are more cause of the leak, the extent of the easily overlooked than roofing failures, damage, and the appropriate remedy. so we tend to hear less about them. Water infiltration doesn’t fix itself. But compared with a reroofing proj- While it can be a major undertaking ect, a below-grade or interior water- to properly identify and correct faulty proofing rehabilitation can be far more waterproofing, it is far worse to adopt disruptive—and expensive. While a patch-it-and-hope-for-the-best at- prevention is the obvious first choice titude. All too often, even well-mean- for waterproofing success, there are ing attempts at treating the symptoms many occasions for error: in design, of waterproofing failure serve only to during construction, and throughout trap or redirect moisture, compound- operation. ing the problem. Until the water- Whereas a roof leak can generally proofing deficiency is resolved, the be identified with simple test probes, problem will only get worse. waterproofing breaches can be chal- lenging to diagnose. Even a seemingly Waterproofing 101 superficial leak can be symptomatic of hidden moisture-related deterioration. First, let’s review the basics. Various For basements, vaults, tunnels, and components contribute to a water- water features, excavation of over- proofing system, such as drainage burden is often necessary; kitchens composites that direct water away and lobbies can require removal and from the structure, tie-ins between fa- replacement of fixtures and finishes. cade and foundation membranes, and watertight plumbing in food service A complete reroofing project can usu- areas. ally be anticipated, in most commercial and institutional applications, every 20 Impervious membranes are one criti- Once below-grade waterproofing is buried, cal component of waterproofing, both leaks due to faulty application can be difficult years or so. Waterproofing, because to resolve. it is so difficult to access, should have for below-grade applications, such as a design life as long as that of the foundation walls, basements, tunnels, building. With so many opportunities and vaults; and for areas subject to for damage, incorrect design, or poor high moisture levels, like fountains, lob- execution, waterproofing systems can bies, kitchens, and mechanical rooms. fail well before their time. When this Waterproofing membranes may be happens, architectural investigation is applied in one of two ways: positive needed to determine the location and side and negative side. Richard Kadlubowski, AIA, senior vice president and director of architecture, and Dean Yates, AIA, project architect, manage building envelope rehabilitation projects at Hoffmann Architects’ Washington DC area office, where they solve complex or unusual waterproofing situations for existing buildings, new construction, fountains, kitchens, lobbies, below-grade structures, terraces and plazas. JOURNAL Positive Side Pros. Positive side systems, used stronger, more resilient waterproof both above and below-grade, are By creating a waterproof barrier barrier. generally preferred over negative side on the side of applied hydrostatic • Bentonite clay is a natural mineral applications for their effectiveness. pressure, positive side waterproof- derived from volcanic ash, which The structural barrier is completely ing prevents water from entering the swells in the presence of moisture protected from corrosive chemicals wall. For a foundation, this would be to create a solid clay barrier. It is in groundwater, as well as freeze-thaw the outside surface, closest to the soil; applied as a sheet, mat, panel, or cycle damage. Options include: for a fountain, it would be the inside, spray. • Fluid applied membranes, similar to where the water is. Cons. The shortcoming to positive those used in roofing applications, For below-grade applications, the side systems lies in leak detection and roll or brush on as a liquid earth can be banked back such that remediation. Blind side waterproofing and cure to form a monolithic, a positive side membrane is installed cannot be inspected once the con- seamless membrane. after the foundation is set. In urban crete is poured. Even for membranes areas where every square inch comes • Sheet systems are also similar to installed after concrete is cast, it’s too at a premium, this may not be an those used on roofs, including late to correct for sloppy installation option. Blind side waterproofing in- single-ply thermoplastics and once the waterproofing is buried. If corporates the waterproof membrane rubberized asphalts. the system fails, rehabilitation can on the face of the shoring before the • Hybrid systems combine a fluid- involve major excavation and recon- foundation is cast. Concrete is then applied membrane with embedded struction of paving, landscaping, and poured, and the waterproofing fuses fabric reinforcing to create a wall systems. to the foundation wall as it cures. GLOSSARY Blind side waterproofing: Installation of waterproofing membranes and drain- age before the concrete foundation is poured. Capillary action: Movement of liquid in porous materials or thin tubes (capil- laries), due to attraction between the molecules of the liquid and those of the solid. Condensation: The change in phase from a gas to a liquid, as when water vapor cools to liquid water. Damp-proofing: A coating designed to limit soil moisture penetration. Efflorescence: A white crystalline or powdery crust, made up of dissolved Blind side waterproofing sheet with drainage composite, installed prior to salts deposited by water seepage after evaporation. concrete. Hydrostatic pressure: The force exerted by a fluid, such as water, due to gravity. Negative side waterproofing: A barrier opposite the side of applied hydro- static pressure (e.g. the interior of a foundation wall), whereby water can enter the wall but not pass through it. Positive side waterproofing: A barrier on the side of applied hydrostatic pres- sure (e.g. the exterior of a foundation wall), such that water is blocked from entering the surface. Waterproofing: A system that may include coatings, membranes, drainage media, perimeter drainage, interior channels, sump pumps, or other elements, Positive side waterproofing defects, designed to prevent and manage water infiltration. viewed during repair excavation. 2 V O L U M E 2 7 N U M B E R 3 Negative side quick, inexpensive coating aims to dis- courage moisture from wicking up into Negative side waterproofing protects below-grade walls through capillary the surface opposite the side of ap- action. Named for the tiny, thin aper- plied hydrostatic pressure (the inside tures, or capillaries, in porous materials of a basement wall, for example), such like masonry and concrete, capillary that water is redirected after it enters action moves water from damp to dry the substrate. areas, sometimes against gravity. Pros. Because the negative side is Waterproofing represents a much more accessible, it is easier to identify broader class of moisture protection. leak locations. Negative side coat- Unlike damp-proofing, which cannot ings or injections also can be applied bridge cracks, a waterproof mem- as a retrofit measure. Material types brane can stretch to accommodate include: some degree of differential movement, • Cementitious systems combine settlement, and shrinkage. Even when chemical waterproofing additives subjected to the hydrostatic pressure of Negative side waterproofing injection via or acrylics with cement and sand a high concentration of water, water- ports along a foundation wall crack. Gauge to achieve an impervious surface. proofing is designed to be flexible and monitors pressure of injected resin. • Acrylic, latex, or crystalline additives durable. are also available, which penetrate Damp-proofing is not a substitute • Cracked walls into the surface to provide water for waterproofing. Damp-proofing • Wood rot protection. is sometimes used because it is much Moisture-related deterioration less expensive than a waterproof Cons. Moisture does enter the wall becomes more costly to repair the membrane. However, damp-proofing system, which can cause components longer it is allowed to progress. products are of a lesser grade than to degrade over time. The constant Keeping a record of water infiltration waterproofing materials, and they are presence of moisture can lead to mold symptoms is important to establish- applied as a sparse coat with little growth, corrosion, concrete deteriora- ing how, where, and when moisture is attention to detail. Waterproofing tion, or damage to interrelated building penetrating the waterproofing system. membranes demand precise applica- elements like floors or windows if not What to do if you spot signs of water tion and detailing, and they can be directed to escape the building system. entry: reinforced with integral fabrics for Combination systems increased stability. True, damp-proof 1. Review the leak history. coatings are cheaper at the outset. Note how the building responds to For sensitive spaces below-grade, But the long-term durability and ef- weather events, such as high hu- more sophisticated systems have fectiveness of properly selected and midity, rain, or snow. Temperature been used. As an example, a rare installed
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