Leaks in Drainage Planes — No laughing matter!


By Ken Harward


Vice President - Construction Science Division Burgess Construction Consultants, Inc.


One of the costliest callbacks a builder will ever experience is a callback involving concealed water intrusion and the resulting damage. Many builders invest considerable dollars to eliminate these callbacks with the specification of proven exterior wall drainage plane materials, yet the success of drainage planes requires attention to detail and follow-through if we intend to win the war against water intrusion. A properly installed drainage plane will mitigate potential losses and allow us to rely on the manufacturer's warranty.


Create a complete drainage plane game plan. A drainage plane game plan should include:


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a plan-specific plan review to address problematic areas and transitions between materials before installation


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training of installers


staying with one manufacturer's products within the same assembly when possible unless written approval is obtained from all manufacturers involved the proper installation of products verified by a third- party inspector


Plans should be reviewed by a qualified party to identify problematic areas and insure that proper detail is provided for installers of windows, doors and flashings. This eliminates guesswork and establishes the standard by which the installation is to occur. Without clear details, critical decisions are often made by installers in the field whose level of concern for “complete and correct” is not as intense as that of the builder.


Rely on the manufacturer's installation instructions to educate field staff and installers with regard to do's and don'ts and to guide the installer through the installation process. It is not uncommon for trained installers to forget critical steps and for manufacturers to periodically make changes to product installation and introduce new products, consequently there is no substitute for familiarizing all parties with current installation requirements. If the builder is familiar with these installation defects, they can better be identified as they occur, before mistakes are repeated.


Use a complete system to take full advantage of the manufacturer's warranty. When products from multiple manufacturers are mixed in the same assembly without written approval, the products may not be chemically compatible, and finger pointing is likely to ensue if a leak develops. If multiple flashing or drainage plane products are used in the same assembly, it may not be clear which product has failed if a leak develops. The value of a complete system from a single manufacturer is that these issues are avoided.


Specify to all trades which products they may use to repair the annular space around penetrations and any damage that may occur during the rough-in stage of construction. Installers and other trades who make repairs to drainage planes often substitute


6 GREATER DFW METROPLEX BUILDING SAVVY MAGAZINE IXII


BEST PRACTICES


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