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Waterproofing Solutions 1 / Coatings: Friend Or Foe? ISSUE 2/2000 ■ VOLUME 18 ■ NUMBER 2 Journal of architectural technology published by Hoffmann Architects, specialists in the rehabilitation of building exteriors. J Waterproofing Solutions 1 Coatings: Friend or Foe? John J. Hoffmann, FAIA and Bruce R. Soden hen it comes to waterproofing, there left unattended, water can penetrate Ware no pat answers. A leaky building can to underlying reinforcing steel, leading be especially frustrating in light of the to structural damage and even more myriad remedial options available, ranging costly repairs. from complete materials replacement, to So is there ever a right time to coat? If repair of components, to sheet mem- coatings can do so much damage by branes, to coatings. When water infiltration locking moisture inside a wall, why are leaves spalled masonry and concrete, they used so extensively? The solution rusted reinforcing steel, and stained lies in using a discriminating sensibility. interior finishes in its wake, the initial With some knowledge on your side reaction is to stop the leak as quickly and an expert opinion to guide you, and with as little disruption as possible. the choice of where and when to coat So what’s an owner, manager, or building need not leave you feeling waterlogged. professional to do? Follow the simple guidelines outlined Gut instinct might be to coat over an below, and you’ll be well on your way offending crack in order to block more to a shipshape structure. water from entering the structure. While this thinking is perfectly logical, more Steps to Waterproofing Success in the often than not it doesn’t help the problem. Use of Coatings In fact, using a coating in the wrong 1. Find the underlying problem. situation, or using the wrong coating for a given material, can actually exacerbate When spalled brick, deteriorating the damage. mortar joints, or delaminating concrete slabs rear their ugly heads, it’s easy to While coatings do block water from mistakenly see the symptom as the penetrating a material, they can also have cause. Patch the unsightly brick and the reverse effect: stopping moisture you’re done, right? Unfortunately, that’s already inside from escaping. No matter not usually the answer. Hoffmann how many precautions are taken to fight Architects is often called on to resolve ➤ A worker spray-applies a breathable water entry, small amounts of moisture repeat repairs that have failed time and elastomeric coating to a concrete inevitably find their way in. The more time again. These clients, understandably, corporate facility. waterproof the coating, then, the harder throw up their hands after several it becomes for that trapped moisture to unsuccessful repair efforts and ask us: escape. Eventually, moisture may build up what do we do with this mess? behind the coating and erode underlying brick, stone, or concrete. If the problem is (continued on page 2) John J. Hoffmann, FAIA, Principal of Hoffmann Architects, is a nationally recognized expert on building envelope rehabilitation. As Senior Project Manager, Bruce R. Soden oversees a variety of waterproofing projects for the firm. JOURNAL (continued from page 1) The first step is a thorough investiga- culprits, adding a water repellent coating tion into the likely sites of water will do little to address the problem. In infiltration. Case in point: limestone fact, change in the absorption properties may be deteriorating due to moisture of masonry or concrete may have no infiltration at cracked mortar joints. effect on the water penetration of the A waterproof coating applied once wall system as a whole. failed to help, so it was reapplied two Water infiltration is one of the most or three more times over a period of frequently encountered problems with a few years. But delamination only exterior walls, and its effects can be seemed to get worse. The problem? ➤ When the water repellent coating applied to devastating to the structure. When Water repellent coatings work by this exterior brick wall trapped moisture inside, water passes through the face material, changing the capillary action of the holes were drilled in an unsuccessful attempt to soluble salts may be liberated as pores in the face stone from positive let water back out. moisture turns to water vapor. Ordi- (suction) to negative (repellency). narily, these salts may be deposited on Test probes, laboratory analysis, and site masonry surfaces as efflorescence. In the visits may all be necessary to develop a presence of a water repellent coating, design that will hold up to the abuses of however, they may become trapped weather and aging. Application of a water beneath the surface. As salts crystallize, repellent coating in lieu of necessary they expand, eventually leading to cracks repairs is never a good solution. and spalls in masonry as it tries to In a new structure, it’s important to think accommodate the increase in volume. ahead to where problems could occur in These openings in turn create further the future. Trouble spots such as joints, sites for water entry, perpetuating the flashing, and material intersections should cycle of deterioration. Corrosion of ➤ Applying roofing mastic as a coating on be closely examined. Although water metal reinforcement, ties, studs, and this masonry parapet had little damage- repellent coatings are often prescribed other structural members is also of control success, even as a temporary fix. as insurance against water infiltration, paramount concern with a water Re-building would have ended decay from they cannot compensate for quality infiltration problem. Wood elements the start – and spared the expense of design and construction. Good water- are subject to rotting, mold, and mildew repairing the wall twice. proofing takes into account upkeep growth, as well as moisture-related costs, accessibility by maintenance crews, swelling and shrinkage. Finally, and In the percentage strengths normally life-span and durability, material compat- sometimes most noticeably, water used (5-8%), water repellents will not ibility, and water entry points. Using a penetration can leak through the bridge nor fill hairline cracks and weather-ready facade design can better building envelope to damage interior poorly filled joints in the face of stone minimize water infiltration repairs down finishes. or masonry walls. What’s worse, the road than can provisionary applica- In new construction, the potential for reapplications can reduce the tion of water repellent coatings. accelerated deterioration often out- permeability of the coating, resulting in weighs any benefit of water repellent greater retention of trapped moisture. 2. Consider reasons for use. coatings. Rather than keep moisture That explains the increase in rate of Water repellency. out of the structure and protect against deterioration following repeat In climates subject to freeze-thaw the aforementioned water infiltration application of the coating. conditions, water repellent coatings can problems, these coatings in many cases Other possible sources of water be useful for walls particularly vulnerable serve to lock water into the structure. infiltration include old or weathered to water infiltration, including barrier Instead, quality design and workmanship materials, poor original design or walls and parapets. Where remedial are the best assurance against future construction, and improper installation. waterproofing is called for, application of moisture damage. By looking beyond the outward coatings should be considered only after On an existing structure with water symptoms of the problem, the other repair measures fail to remedy the infiltration problems, several months architect can develop a better, long- problem. If defective mortar joints, should be allowed following remedial term solution to waterproofing issues. copings, sills, or expansion joints are the work to determine if coatings are 2 VOLUME 18 ■ NUMBER 2 necessary. If the problem persists, or if excess moisture penetration. Less water accelerate carbonation by drying out budgetary constraints preclude a long- absorption may mean decreased the concrete enough to allow more term solution, coatings may be consid- incidence of staining or efflorescence. rapid entry of carbon dioxide. As ered. In the end, however, proper However, if the wall is already stained at always, consult a design professional investigation and repair work tend to be the time of coating application, the dirt for specific coating guidelines, as each the more economically sound decision, and salts may be nearly impossible to building has its individual needs. despite their initially higher investment. remove. Adding a coating only serves When the cost of maintenance is in such cases to seal stains beneath the considered, in addition to potentially clear surface layer. more costly repairs if the coating fails, the Of particular concern with concrete better financial choice, generally, is proper is a natural phenomenon called repair. Again, coatings are not a replace- carbonation. Again, moisture penetra- ment for thorough remedial work. tion is the culprit, but this time it’s Aesthetics. partnered with atmospheric carbon dioxide. As the two enter the concrete One effect of certain coatings is a glossy, pores, high pH calcium hydroxide is ➤ Even if masonry cracks are patched slick appearance which often darkens the converted to calcium carbonate, which prior to coating application, the problem material, giving it a ‘wet look.’ For some has a more neutral pH. Without an can recur unless the source of deterioration situations, this may actually be an undes- alkaline environment, the protective is also addressed. ired result of poor coating selection or passive oxide layer on underlying steel application. Careful consideration must be reinforcement is destabilized, and the 3. If a coating is needed, select the made of coating properties and compat- metal begins to corrode. As it rusts, appropriate one for the job. ibility with the substrate prior to making a steel expands to several times its selection. Some coatings cause a yellowing normal size, leading to spalls and cracks If after careful evaluation by an ex- of certain materials, or an added sheen.
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