Walls, Windows & Doorways

CHALLENGE:
As architect Darrel Jensen designed this seniors care centre, he researched the latest in building envelope designs and technologies to provide the most durable structure possible within his client’s budget. Shrouded buildings that were undergoing major repairs from water intrusion damages dotted the cityscapes across British Columbia and Darrel was determined that this project would not see a similar fate.

THE CHOICE:
The answer was close by. Darrel selected Detec System’s Moisture Detection and Monitoring System for its ability to monitor and verify the envelope moisture performance.

SOLUTION:
Detec designed a system for the exterior walls and the roof penetrations to monitor continuously for any concealed moisture accumulation. Technicians applied Detec’s patented Moisture Detection Tape (MDT) to the exterior sheathing in the stud wall cavity at each level and to the underside of the roof decking. Moisture probes were inserted into the sheathing at several hundred at-risk locations to track the wetting and drying trends should water penetrate the outer protective layers.

The electrical contractor wired each length of MDT to a D6000 computer that logs the monitoring information to enable an important trend analysis of the envelope moisture performance. Activating the system during construction allowed Detec to identify specific leaks in the walls that were hidden from view. These alerts gave the contractor the opportunity to correct the defects before substantial completion of the project. The contractor, owner and residents were all spared the inconvenience and expenses of call-backs to fix compounded moisture problems later.

John Crean, Housing Manager for the Victoria Cool Aid Society stated “As a result of the information we received via the Detec system, we have been able to identify and address any potential moisture issues before they become costly structural problems.” Darrel Jensen added, “It was the right thing to do”.

THE CHALLENGE:
Mandalay Developments, Ltd. CEO, David Price faced the challenge of building two attractive yet durable nine story condominium towers on a spectacular waterfront bluff overlooking Victoria’s Inner Harbour. Along with the panoramic views came the constant exposure of the building enclosure to wind driven rain and moisture issues common to this coastal environment. David wanted to protect his purchasers from the fate of so many homeowners who fell victim to Canada’s massively expensive “leaky condo” crisis. Years of experience taught David that even top quality materials and subcontractors are not enough to protect buildings from the hazards of moisture intrusion.

THE CHOICE
Upon researching Detec Systems’ Moisture Detection and Monitoring System (MDMS) David stated “I was sold on it as soon as I saw it. It won’t stop a building from leaking but we’ll be able to tell where it’s leaking, so if it’s one window on one floor, we don’t have to rip the whole building apart.” Detec would provide long term risk mitigation for the damages of concealed water intrusion.

THE SOLUTION
Detec trained onsite technicians to install Moisture Detection Tape (MDT) in the steel stud cavities below windows, in the bottom tracks and at window wall/floor intersections. Stainless steel probes were inserted to monitor the exterior gypsum sheathing for moisture absorption. Through-wall and roof penetrations received unique zoning and a 1.5 meter grid of MDT was installed below the waterproof membrane on both building roofs. Each zone was hard wire connected, multiplexed for efficiency and routed to the D6000 computer located in the building electrical room. The D6000 communicates via broadband access to Detec’s remote monitoring center.

During the construction phase window spray rack testing, Detec alerted Chris Wright of Chatwin Engineering that water was absorbing into the exterior sheathing below the tested window. This failure was not detectable by standard visual inspection and it would have otherwise gone unnoticed to potentially cause systemic moisture problems in the future. Chris advised waterproofing detail modifications and retested for success. This outcome yielded a better built building. Detec contributed to the quality of the enclosure during construction and it will continue to deliver quality assurance to the homeowners for the life of the building.

THE CHALLENGE:
A delivery delay of exterior cladding forced veteran real estate developer David Hoy to keep his wood frame building open through the Seattle rainy season. This schedule slippage caused these luxury condos to be potentially exposed to excessive moisture. If this moisture were sealed in the building enclosure, it would support rampant mold growth that could damage the structure and lead to indoor air quality problems for his future homeowners.

Quick to respond, David leased commercial dehumidifiers to place in each of the building’s four levels. These units began to dry the subfloors, studs and sheathing, but how could he determine the success of these efforts in order to proceed with construction? And how could he confirm that the weatherproofing was keeping the water out after the completion?

THE SOLUTION:
Fortunately, David had already specified the Detec Moisture Detection and Monitoring System for this building. Detec’s advanced technology reveals the building enclosure moisture performance like never before. Moisture Detection Tape (MDT) was installed continuously in the exterior wall cavities at the bottom plates, below windows and below through-wall penetrations. The roof decks received locate-capable MDT on the top surfaces and zone specific MDT around the underside of each penetration. As well, probes were inserted into the sheathing and decks, providing contiguous, resistance sensing for comprehensive moisture trends analysis. Electronic Remote Monitoring Units located in hallway panel boxes wired to a D6000 computer and a broadband internet access send data to the Detec Monitoring Center. The project floor plans and elevations display color-coded zones for easy-to-read online and printable reporting.

Peace of Mind
As the dehumidifiers dried the structure, David logged onto the Detec Monitoring Center frequently to determine which areas required attention and which areas were safe to finish. As the number of wet zones diminished, David gained peace-of-mind that this project would be free and clear of any waterrelated defect claims. This peace-of-mind has been passed to the homeowner’s association which reviews monthly Detec reportsin order to respond proactively to any hidden moisture intrusion issues that may occur over the life of the building.