If there is a call any commercial property manager is sure to dread, it’s the call from a tenant saying they are seeing water in their suite. These types of calls are common the morning following a heavy storm with wind-driven rain. It could be trickling down a wall, creeping across the ceiling, or pooling on the floor. Whatever the case, it’s quite possible you have a window leak on your hands. 

In this post, we are going to discuss the 2 main causes of window leaks on commercial buildings and how to fix them.

#1 – Expired Caulking and Sealants Around the Window System

When diagnosing water intrusion on commercial buildings, this is the most common cause of window leaks. So, it’s the first place we check. 

Typically, when a building is constructed, a urethane sealant is installed. After about 10 years, this urethane sealant will crack allowing water to pass right through and infiltrate the building.

In a building with properly installed flashing and caulk that hasn’t expired, the water would be routed away from the interior of your building. However, once the sealant has started to degrade, the water will inevitably find its way into any crack or space it can find. Eventually making its way to the interior of your building. 

In a situation where the caulk on a building has expired, the fix is removing the expired caulk, and replacing it with a silicone caulk that has a lifespan of 20+ years. Protecting your building from further water damage.

#2 – Expired Window Gaskets

The next place we would look is the window gaskets. If the caulking and sealants are expired, there is a good chance the window gaskets are as well. When the building was originally built, the glass company installed neoprene window gaskets where the glass meets the metal frames on the outside of the building. Over time, and with baking in the sun, these gaskets degrade, shrink, rot, and allow water to move right past them.

If we determine that the window gaskets are indeed expired, the fix is wet sealing the affected window systems. Wet sealing is the practice of cutting out the expired neoprene gaskets and replacing them with a bead of silicone then tooling them to mimic a new gasket. This new silicone gasket can last 20 years or longer.

Preventive Window Maintenance

Once the sealant is compromised, water is getting inside. That being said, it can take time to see visible signs of water intrusion within the building. Once you do see it, damage has already been done. Inspect your window systems regularly. Check the sealants on your window systems a couple times of year. Preferably after winter and summer. Specifically look for cracks in the caulk or signs that the seal is shrinking or separating. 

Whether you are noticing expired caulking and sealants on your commercial building, or you are already seeing signs of water intrusion inside your building, give us a call or get a quote. We can help you find the root of the problem, fix it, and protect your investment.