The document discusses the building envelope, defined as the exterior parts of a building like walls, roofs, and foundations that form a barrier between the interior and exterior. It explains that the envelope protects against water infiltration, air infiltration, and exterior intruders. It provides guidance on understanding potential issues, what to look for inside and outside the building, tools to use, and how to maintain and repair the envelope.

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Building Maintenance 101:
What to look for and what to do
50 Williams Parkway | Unit N | East Hanover, NJ 07936 | 973-428-8868

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An Introduction to the
Building Envelope
Definition of “Building Envelope”

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An Introduction to the
Building Envelope
Definition of “Building Envelope”
The Building Envelope is that part of the building that is
exposed to the “outside world”.
The Building Envelope is the “skin” of the building.
This “skin” includes the foundation walls, exterior walls,
balconies, and roofs of the building.
The Building Envelope is responsible to protect the
interior of the building from:
Exterior Intruders

4. Water Infiltration
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What are the “exterior intruders”?

5. Air Infiltration:
Whistling Noises
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What are the “exterior intruders”?

6. Air Infiltration: Cold Air
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What are the “exterior intruders”?

7. Loss of Air Conditioning
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What are the “exterior intruders”?

8. Bugs
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What are the “exterior intruders”?

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Birds
What are the “exterior intruders”?

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What are the “exterior intruders”?
Others

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An Introduction to the
Building Envelope
What do I need to know?
Do I have any problems with the Building Envelope?
Do I have any current water infiltration issues/leaks?
How do I document water infiltration issues/leaks?
Does my property have a water infiltration/leak
history? If so, is there a history of repairs?

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Understanding the water sources likely to be encountered.
These can be from external or outside forces, or from
internal or interior sources.
An Introduction to the
Building Envelope
What do I need to understand?

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External or Exterior Sources
Water that is likely to penetrate the building envelope is
most commonly from rainwater on above-grade
components and groundwater intrusion into below
grade components.
Other sources should also be considered as
appropriate, such as melting snow, overspray from
cooling towers, landscaping sprinklers and redirected
water from such sources as downspouts and gutters.
An Introduction to the
Building Envelope

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Internal or Interior Sources
Interior sources for water in the building include:
Leaking Drain Pipes or Drain Heads
Condensation from Piping
Condensation fro Interior Temperature Variations
Leaking Plumbing Fixtures or Pipes
An Introduction to the
Building Envelope

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An Introduction to the
Building Envelope
What do I need to understand?
The Building Envelope is an “Engineered System”

16. Real Life Forensic Test Cut
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The Building Envelope is an “Engineered System”

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An Introduction to the
Building Envelope
What do I need to understand?
The Building Envelope is an “Engineered System”

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An Introduction to the
Building Envelope
What tools do I need?
Patience – Dealing with the Tenants
A Camera – To Document Conditions
Tape – To Mark Location of Issues
Cell Phone – To Call a Professional
OR
A Smart Phone with the Pro-Tec App
More about the App Later

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An Introduction to the
Building Envelope
What do I need to look for?
Inside

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Stained Ceiling Tiles or Ceiling

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Leakage around Windows and Doors

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Interior Damage – Mold and/or Mildew

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An Introduction to the
Building Envelope
What do I need to look for?
Outside

25. Window Glazing Gasket Shrinkage
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Existence of Flashing Membrane

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Existence of Flashing Membrane/Wall Construction

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An Introduction to the
Building Envelope
What do I need to do about it?

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An Introduction to the
Building Envelope
How can I maintain it?

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Where do I find a “Problem Solver”?
An Introduction to the
Building Envelope

38. What Types of Building Envelopes do we typically see
in our market?
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Natural Stone Panels & “Punch Out” Windows
Building Envelope, Including Curtain Wall Sections

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The Building Envelope is an “Engineered
System”
Remember

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Natural Stone Panels & Horizontal Strip Windows

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Typical Curtain Wall

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Typical Concrete Block Facade

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Typical Stucco Facade

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Typical Precast Concrete with Strip Windows

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Typical Precast Concrete with Strip Windows
and Curtain Wall

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Typical EIFS Facade

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Typical Tilt-Up Concrete Panel Facade

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Atypical “Tilt-Up” Concrete Facade

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Typical Brick and Horizontal Strip Window

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The mere presence of any sources alone, though, will
not cause leakage. For leakage to occur, three
conditions must be present:
1. First - Water must be present.
2. Second – The water must be moved by forces
3. Third – Most importantly, there must be a breach
(hole, break, or some type of opening) in the
envelope to facilitate the entry of water into the
protected spaces.
The Three Requirements for Water Infiltration

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The Forces
• Gravity
• Surface Tension
• Hydrostatic Pressure
• Environmental Conditions

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Gravity

55. Gravity - Free Standing Water
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56. Surface Tension
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Surface Tension

58. Hydrostatic
Pressure
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Environmental Conditions
Wind
Rain
Lightning
The Weather

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Causes of Deterioration of Office Structures
Lack of Maintenance
Material Fatigue

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Interior Damage

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Cause

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What is a Weep Hole?

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Workmanship Flaws – Weep Hole Caulked Shut

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Open Masonry Joints

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Causes of Deterioration of Office Structures
Lack of Maintenance
Material Fatigue

100. Lack of Maintenance
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101. Material Fatigue
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102. Sealant
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Adhesive vs. Cohesive

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110. Gaskets and “Shrinkage”
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Gaskets and “Shrinkage”

112. Gaskets and “Shrinkage” and Movement
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Material Fatigue

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Typical Water Infiltration Testing Report

125. Typical Water Infiltration Testing Report
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Typical Water Infiltration Testing Report

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Typical Water Infiltration Testing Report

128. Typical Water Infiltration Testing Proposal
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Structural
Cracking

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Movement

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134. Efflorescence
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137. Open Walls
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Open Masonry
Joints

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Concrete
Walkway
Damage

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Window Staining Run-Off

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Window Staining Run-Off

150. Prototype Drip Edge Installation
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Window Staining Run-Off

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Before

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After

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Before

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After

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Claridge House One – Verona, NJ

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Tower West – West New York, NJ

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Harmon Cove Tower – Secaucus, NJ

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163. Thank You
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The theory of the relationship between waterproofing and
building envelope requires the understanding of three
things to ensure a watertight and environmentally sound
interior:

165. ©2013 Pro-Tec
An Introduction to the
Building Envelope
Definition of “Building Envelope”
What do I need to know about it?
What do I need to look at?
What do I need to do about it?
What tools do I need?
How can I maintain it?
Where do I find a “Problem Solver”?