Common Building Envelope Problems in Boston Condominiums and Multifamily Buildings

A building’s envelope includes the exterior systems that protect the interior from weather and moisture.

This includes the exterior walls, windows, doors, flashing, waterproofing, sealants, balconies, decks, roofing transitions, siding, masonry, and other exterior connections.

These systems must work together.

When one component fails—or when components were not properly integrated during construction—water can enter the building and travel through areas that may be difficult to see.

Windows and doors are common areas where water intrusion can occur.

Importantly, the window itself may not be defective. The problem can instead involve flashing, waterproofing, sealants, or how the window was integrated with the surrounding wall.

Leaks around windows or balcony doors should therefore be investigated rather than automatically assuming the window needs to be replaced.

Boston’s many brick and masonry buildings require specialized maintenance.

Deteriorated mortar joints, cracked masonry, staining, and other facade problems can allow moisture to penetrate the exterior wall.

Historic buildings require particular care because inappropriate repair materials can sometimes create additional problems. Proper masonry restoration and repointing should take into account the existing building materials and construction.

Sealants are an important part of many exterior building systems, but they are not intended to compensate for improperly designed or installed flashing and waterproofing.

Sealants can shrink, crack, separate, and deteriorate over time.

If a building is experiencing recurring leaks around joints and exterior penetrations, simply adding more caulk may not address the underlying problem.

Balconies and decks are particularly important areas of the building envelope because they contain horizontal surfaces and multiple penetrations through the exterior system.

Poorly detailed railings, penetrations, waterproofing systems, or connections between the balcony and building can allow water to enter behind the exterior finishes.

Abacus provides roof and balcony waterproofing as part of its Envelope Restoration services.

Exterior siding and trim are more than cosmetic features. They are part of the building’s protection from weather.

Rotting trim, damaged siding, swollen materials, or recurring moisture around exterior finishes can indicate that water is getting into areas where it should not.

One of the most frustrating problems for property managers and condo associations is a leak that appears in one location but seems to originate somewhere else.

Water can travel through a wall assembly before appearing inside.

A leak around a second-floor window, for example, may actually originate higher up on the exterior.

This is why building envelope leak investigation can be an important first step before beginning repairs.

Property managers and condo associations should consider having the exterior evaluated when they notice:
• Recurring leaks
• Water stains
• Soft drywall
• Mold or musty odors
• Deteriorated masonry
• Cracked or separating sealants
• Rot around balconies or decks
• Damaged exterior trim
• Leaks that return after temporary repairs

The earlier the underlying cause is identified, the better positioned the property owner may be to develop an appropriate restoration plan.

Abacus Builders works with Boston-area HOAs, condo associations, property managers, and building owners to identify and address exterior building problems.

Rather than treating only the visible symptom, Abacus approaches envelope restoration as a complete exterior system. Its services include window and door flashing integration, historic masonry and repointing, exterior trim and siding restoration, and roof and balcony waterproofing.

If your Boston-area condominium or multifamily building is experiencing recurring water intrusion, the visible leak may only be part of the problem.