Strata Mondays #5 – Leaky Condos Part II
In my continuing series about strata property, Strata Mondays, I answer a different question about condos, townhouses and other strata property in Victoria, Sooke, and British Columbia. Make sure you subscribe via RSS or E-mail to get each new post.
Q. I’ve heard that most of the systemic problems that caused the leaky condo crisis in the 90’s have been fixed. What’s changed since 1999? Are there still leaky condos being built?
A. [Read Part I of this post here] Changes in building design and technology and the building code have come into effect since the end of the 1990’s. Instead of thinking of the building as one system that needs to be sealed up to prevent air loss and thus reduce energy costs, we now consider two separate systems: the exterior wall and the building envelope. The building envelope includes the roof and exterior cladding. Building codes now require an airspace between the exterior cladding (such as hardi-plank siding or stucco) and the exterior wall (covered by a water-tight membrane like building paper or Tyvek®). The idea is to allow airflow in behind the cladding to dry out any accumulated moisture, while at the same time creating a means by which any wind-driven rain can drain out via gravity. See below:
It should be noted that you can’t blame the leaky condo crisis in BC entirely on the building code. It has been discovered in many court cases regarding leaky buildings that the exteriors of some buildings were not built to the code that was in place at the time. However, it certainly was a contributing factor.
Many of the leaky buildings built during the leaky condo era have been remediated at great expense to the owners. Typically they now employ some sort of rainscreen construction as detailed above. Most will be without problems, as long as a regular maintenance programme is put into place and followed. In fact, the warranty that comes along with a remediation is usually contingent upon a proper maintenance schedule.
When shopping with a REALTOR® for condos, especially those built in the 1990s, you should ask whether or not the building has undergone remediation, and inspect all documents that lead up to the work being done, including the engineer’s report. There are some buildings in Victoria and vicinity that have not been remediated, but instead opted for a “preventative maintenance” programme that will end up costing them more money in the end.
In British Columbia, anything built with a building permit filed after July 1, 1999 must come with a ten year new home warranty. Usually these come in a 2-5-10 or 2-10-10 format: 2 years materials and labour on the home – this would cover things like nail pops, cabinetry, and other deficiencies. 5 or 10 years on the building envelope system, the exterior cladding and weather barrier of the home, and 10 years on the major structural components of the home.
What about condos built these days? Do they still leak? Hard to say. I’d tend to reason that if there was still widespread and systemic premature building envelope failures happening in modern construction, we’d be hearing a lot more about it on the news. I’m sure there are probably a few recently built buildings where there has been water ingress issues, but nowhere near the magnitude experienced last decade.
Check back next Monday for Part III, when we’ll talk about another type of leaky condo you don’t always hear about!
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