Tag Archives: waterproofing Expert

leak investigation, Quality Assurance Observations

The Stucco Wall Repairs Looked Great, Until We Water Tested Them… And They Failed

  • Stucco Repairs Are Not Easy to Do
  • Lapping New Building Paper Correctly Under Existing Building Paper is Critical To Keeping The Building Dry
  • Hiring an Independent Quality Assurance Inspector Protects Everyone
  • William Leys Waterproofing Consultants LLC Offers Affordable Quality Assurance Inspections

Our last blog post talked about an owner who hired us to perform an inspection on their condo unit at a well known West Hollywood property. The condo had experienced water intrusion while the owner was away and they came home to find water on their bedroom floor.

Remediation began with removal of flooring and drywall where mold was found. The only problem before fixing everything was to find out where the water was coming from. One clue was the fact that recent stucco and deck work had been done. Couple that with the fact that several rain storms had occurred and the answer seemed to point to the wall being the culprit.

The view from the interior of the wall shows an odd repair of the stucco and building paper using spray foam.

We started with a visual inspection of the area, and made some odd discoveries. New building envelope paper was integrated into existing paper using spray foam. Flashing was assembled using sheet metal tapping screws where it overlapped the next piece of flashing. We could see several areas where stucco was visible as it had pushed the paper out, creating a path for water to follow into the building.

Stucco Visible Behind Open Building Paper

Returning the following morning we set up an informal water test. Using a lawn sprinkler we sprayed the wall where the drywall was open on the interior. Within 20 minutes we observed water on the interior of the building, indicating defective repairs to the building paper.

Water can be seen running down the interior of the wall in this photo. We found two other leaks during the test as well.
A lawn sprinkler imitates rain soaking the building.

So now we can clearly see that the repairs are defective in this one limited area. However our question then becomes if this one limited area has three different areas that are leaking, and the contractor has replaced hundreds of lineal feet of stucco, building paper  and flashing, how many other areas might be leaking as well? Given the data we already have, we’d have to guess that there’s more leaks that remain unknown.

Conclusion- despite the optimism that your contractor is making repairs correctly, the realty is somewhere in between. Attention to detail is critical. Even then mistakes can be made. By having a quality assurance inspector observing and checking your contractor’s work, you can expect that the quality of the work will be much higher. That’s because when people know they are being watched and checked they spend more time doing the job right the first time rather than having to redo the work.

Give us a call today to discuss your condo rehab work and we will discuss how QA inspections improve your job by holding the contractor accountable.

Bill Leys has been performing quality assurance inspections all over California for many years and his diligence in inspecting contractors work has helped ensure that hundreds of leak free homes and condos are restored correctly. Call Bill at 805-801-2380 today.

After 1 minute of water testing, the door leaked.
Quality Assurance Observations

Private Client Hires William Leys Waterproofing Consultants LLC to Observe, Document and Report on HOA Experts Water Intrusion Investigation Related to Dispute on The Cause of the Intrusion

Water Intrusion Can Cause Considerable Hidden Damages if Left To its Own Devices

It started with a leak into the condominium owners unit, and after 4 months, the cause of the leak still remains unknown. With their home upended by drywall being removed, dehumidifiers running constantly, and continued water intrusion occurring, the home owner has hired William Leys Waterproofing Consultants LLC to represent them as their advocate and expert in determining where why and how water Intrusion continues to occur.

We will be attending and documenting the investigation by the HOAs experts and examine their findings after another in-depth intrusive moisture inspection. With potential legal liability on the line, the owner needs expertise working for their best interest. Our history of performing water intrusion investigations and expertise in documenting provides our client with comfort and security in having us on their side.

With some HOAs it’s up to the owner to prove that the HOA is negligent in protecting the building, and unfortunately this HOA is proving to be difficult to work with and get them to accept responsibility. Our task is to provide the expertise and the proof that the responsibility lies with the HOA, or show the client why it’s not the HOAs responsibility.

When your HOA is not doing its job and remediating water intrusion and you believe it’s their responsibility, by hiring the experts at William Leys Waterproofing Consultants LLC may help sway their opinions to be favorable to your claims.

Reach out today for a free conversation about how we can help you! 805-801-2380.

Roof Inspections and Consulting

Buildings Don’t Come With “Maintenance Required” Warning Signs That Automatically Pop Up

I started up our company vehicle the other day, and on the dash popped up this warning “Maintenance Required”. We have a Toyota Tacoma, a vehicle that’s legendary for going 300,000+ miles or more. However the taco still needs maintenance, repairs and replacement of parts to get to 300,000 miles. Oil changes, flush the transmission, rotate the tires, a new battery. Take care of your Toyota™ and it will take care of you for years and years.

Why don’t buildings have this?

So I checked and sure enough it’s time for the next oil change. So easy, I don’t have to think about when it is time to change the oil, the vehicle tells me it’s time. And I wondered, why can’t buildings have this built into them? Unfortunately no one has figured out a way to have maintenance required warning signs pop up on a building, at least not yet.

However it’s important to remember that buildings do need required maintenance. Maintenance like roof inspections, cleaning out gutters, repainting, cleaning and repainting the decks,… Stuff like that plus more.

That’s why we here at William Leys Waterproofing Consultants LLC are here; to tell you that your building needs maintenance. We offer various services such as roof inspections, deck inspections and building inspections. We do inspections so that you can schedule maintenance when it’s required.

Don’t let your valuable asset deteriorate, keep up on maintenance and inspections and your building will last and last. Call us today at 805-801-2380 for a free conversation about your buildings inspection needs and how we can help your building be the Toyota™ of the construction industry!

Bill Leys on the job inspecting the building for needed maintenance and repairs!
Deck Inspections, SB 326 Balcony Inspections, SB 721 Inspections

Railing Failure in Boston Sends Two People to The Hospital

This is another reason why EEE inspections are necessary!

At William Leys Waterproofing Consultants LLC, we take balcony inspections very seriously as life safety is paramount! Don’t wait until an accident happens, even though no one died in this accident, we’ll bet good money that one or both victims of this railing failure will bring a lawsuit against the building owner. A good inspector likely would have flagged the railing as being unsafe.

Here at William Leys Waterproofing Consultants LLC we have found many structural deficiencies over the years on EEEs we have inspected. We have had to post notices informing residents that the balconies were off limits until repairs were made.

Our warning notice to not use the deck until it is fixed
When decks fail structural inspections, they need to be closed from use until repairs are made.
Continue reading Railing Failure in Boston Sends Two People to The Hospital →
leak investigation

Century City Condominium Retains William Leys Waterproofing Consultants LLC to Investigate Leaks

We’re pleased to announce that a landmark high rise in Century City (Los Angeles) has retained us to investigate leaks at several units that remodeled their decks into living space with storefront type windows enclosing the deck. The leaks occur during rain events accompanied by high winds.

Previous investigations identified what were thought to be several flaws in the window installation, however the repairs failed to remedy the problems as the leaks returned in the next storm.

Our experience and success in leak investigations helped convince the Board of Directors to retain us to investigate and recommend steps the Association can take make repairs after identifying the cause(s).

If your HOA is experiencing leaks from rain events and you need assistance to identify the cause reach out today for a free conversation about how we can help you! Call Bill Leys, the Deck Expert at 805-801-2380.

We aren’t quite superman as we can’t fly to the top of tall buildings, but our thermal imaging camera can “see” through walls and our moisture meter can detect moisture that ordinary mortals cannot!
Deck Inspections, SB 326 Balcony Inspections, SB 721 Inspections

A Client Asked Us If We Are “Certified Deck Inspectors” Here’s Our Answer

Recently one of our clients who we have a proposal out with to perform their deck inspections under SB326 reached out with some follow-up questions. They wanted to know if we were going to use a boroscope camera and if we were “certified deck inspectors”. Our answer is no, we are not “certified”. Allow me to explain.

A quick search on Google showed us that there are several companies that advertise they are “certified deck inspectors”. Diving deeper, it seems all these unscrupulous inspection companies claiming they are certified inspectors are directly affiliated or owned by contractors. By claiming they are “certified inspectors” they seek to elevate their bonafides by saying they’re something that doesn’t exist in the SB326/SB721 inspection field. Continuing our search, the legitimate companies that we compete with make no such claim that they are certified. They make statements that they are architects or engineers, which is readily confirmed via the Board of Engineers and Board of Architects.

Continue reading A Client Asked Us If We Are “Certified Deck Inspectors” Here’s Our Answer →
Deck Inspections

A Video Message In Time To Help Keep Your Thanksgiving Safe!

Watch this quick video about using fire pits, turkey fryers and grills on combustible decks… To ruin the plot line, do not use turkey, fryers, fire pits or grills on any decks.

Please be safe this Thanksgiving holiday and don’t grill, use a fire pit or fry the turkey on your deck!

SB 326 Balcony Inspections

Santa Monica Condo Board Selects William Leys Waterproofing Consultants LLC to Coordinate Their SB 326 Inspection

We’re pleased to announce that we were awarded the contract to coordinate a SB 326 inspection for a condominium complex on Pacific Street in Santa Monica. The three story building with decks stairs and walkways requiring inspection received several bids from competitors.

The Board after reviewing the bids and each firms credentials, selected our bid over the others, citing that our bid included a guarantee that a licensed independent structural engineer will personally inspect the EEEs, that we don’t perform repairs and that our inspection team’s bonafides gave them the confidence in awarding the job to William Leys Waterproofing Consultants LLC.

These walkways and stairs are EEEs as defined in SB 326 and will be inspected by the best inspection team in the industry.

Of course it might also have helped that the Associations Board has an engineer serving as president and recognized that qualifications matter. Our independent structural engineer is an award winning engineer with years of experience doing structural inspections.

Continue reading Santa Monica Condo Board Selects William Leys Waterproofing Consultants LLC to Coordinate Their SB 326 Inspection →
Roof Inspections and Consulting

Redondo Beach HOA Retains William Leys Waterproofing Consultants LLC To Write Scope of Work to Renovate Courtyard Podium Deck

We’re pleased to announce that we were recently hired by a Redondo Beach HOA that desperately needs to replace a failing waterproofing system on their podium deck.

The HOA sought several proposals from building envelope consulting firms and after interviewing and researching, the Board of Directors selected us, citing their previous experience working with us on their SB326 inspections and our detailed proposal and experience as waterproofing consultants.

Failing Waterproofing on a Podium Deck in Redondo Beach Will be Renovated

We will be writing a scope of work to put it to bid with several highly experienced contractors, perform non invasive testing of the deck to determine if there are any issues of concern and when the work begins, we will do quality assurance inspections to ensure the work is being done correctly.

Continue reading Redondo Beach HOA Retains William Leys Waterproofing Consultants LLC To Write Scope of Work to Renovate Courtyard Podium Deck →
Deck Inspections, SB 326 Balcony Inspections, SB 721 Inspections

You Gotta Read the Fine Print! HOA’s Need to be Careful of Companies Advertising “Free” or “20% Off” Type Offers on Balcony Inspections

Many companies are offering deals that have hidden motives behind them. Before buying, you need to know what it’s really going to end up costing your HOA.

William Leys Waterproofing Consultants LLC was recently contacted by a member of an HOA in Ventura County where that member had learned that his association’s Board of Directors were considering passing a special assessment in the range of 2 million dollars for repairs to balconies and stairs.

Information we got from the owner was that a large nationwide HOA reconstruction firm told the HOA that they had 13 emergency repairs and 300+ non emergency repairs to do and the budget was apx 2 million dollars for this work.

Continue reading You Gotta Read the Fine Print! HOA’s Need to be Careful of Companies Advertising “Free” or “20% Off” Type Offers on Balcony Inspections →