{"id":461,"date":"2022-05-16T11:11:18","date_gmt":"2022-05-16T16:11:18","guid":{"rendered":"https:\/\/bringlass.com\/?p=461"},"modified":"2024-02-28T11:44:02","modified_gmt":"2024-02-28T17:44:02","slug":"top-5-ways-to-identify-commercial-window-leak-causes","status":"publish","type":"post","link":"https:\/\/www.bringlass.com\/blog\/top-5-ways-to-identify-commercial-window-leak-causes\/","title":{"rendered":"Top 5 Ways to Identify Commercial Window Leak Causes"},"content":{"rendered":"<div id='full_slider_1'  class='avia-fullwidth-slider main_color avia-shadow   avia-builder-el-0  el_before_av_one_full  avia-builder-el-first   container_wrap fullsize'  ><div  class='avia-slideshow av-l3x7zyl0-38ec7dbdf9bb6497d723dcee63e2a406 av-control-default avia-slideshow-featured av_slideshow_full avia-slide-slider av-default-height-applied   avia-slideshow-1'  data-size='featured'  data-lightbox_size='large'  data-animation='slide'  data-conditional_play=''  data-ids='1784'  data-video_counter='0'  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https:\/\/www.bringlass.com\/wp-content\/uploads\/2022\/05\/Glass-Leaks-Blog_Resized-Header-Image_Working-File_070722-768x220.jpg 768w, https:\/\/www.bringlass.com\/wp-content\/uploads\/2022\/05\/Glass-Leaks-Blog_Resized-Header-Image_Working-File_070722-1536x440.jpg 1536w, https:\/\/www.bringlass.com\/wp-content\/uploads\/2022\/05\/Glass-Leaks-Blog_Resized-Header-Image_Working-File_070722-705x202.jpg 705w, https:\/\/www.bringlass.com\/wp-content\/uploads\/2022\/05\/Glass-Leaks-Blog_Resized-Header-Image_Working-File_070722.jpg 1920w\" sizes=\"(max-width: 1500px) 100vw, 1500px\" \/><\/div><\/li><\/ul><\/div><\/div><div id='after_full_slider_1'  class='main_color av_default_container_wrap container_wrap fullsize'  ><div class='container av-section-cont-open' ><div class='template-page content  av-content-full alpha units'><div class='post-entry post-entry-type-page post-entry-461'><div class='entry-content-wrapper clearfix'>\n<div class='flex_column_table av-4magt-0f7e820444c5168da37495e398c4bc3e sc-av_one_full av-equal-height-column-flextable'>\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-4magt-0f7e820444c5168da37495e398c4bc3e\">\n#top .flex_column_table.av-equal-height-column-flextable.av-4magt-0f7e820444c5168da37495e398c4bc3e{\nmargin-top:-100px;\nmargin-bottom:0px;\n}\n.flex_column.av-4magt-0f7e820444c5168da37495e398c4bc3e{\npadding:10px 0 0 0;\nbackground-color:#ffffff;\n}\n<\/style>\n<div class='flex_column av-4magt-0f7e820444c5168da37495e398c4bc3e av_one_full  avia-builder-el-1  el_after_av_slideshow_full  el_before_av_one_full  avia-builder-el-first  first flex_column_table_cell av-equal-height-column av-align-middle '   ><p>\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-l3x7zdr2-0b766ae6221b5da82a603cb0f8eca635\">\n#top .av-special-heading.av-l3x7zdr2-0b766ae6221b5da82a603cb0f8eca635{\npadding-bottom:10px;\n}\nbody .av-special-heading.av-l3x7zdr2-0b766ae6221b5da82a603cb0f8eca635 .av-special-heading-tag .heading-char{\nfont-size:25px;\n}\n.av-special-heading.av-l3x7zdr2-0b766ae6221b5da82a603cb0f8eca635 .av-subheading{\nfont-size:15px;\n}\n<\/style>\n<div  id=\"custom-page-header\"  class='av-special-heading av-l3x7zdr2-0b766ae6221b5da82a603cb0f8eca635 av-special-heading-h1 custom-color-heading blockquote modern-quote modern-centered  avia-builder-el-2  el_before_av_post_metadata  avia-builder-el-first '><h1 class='av-special-heading-tag'  itemprop=\"headline\"  >Top 5 Ways to Identify Commercial Window Leak Causes<\/h1><div class=\"special-heading-border\"><div class=\"special-heading-inner-border\"><\/div><\/div><\/div><br \/>\n<div  class='av-post-metadata-container av-3xzgt-b2dfb20edbefa8fb19c783df0c27fa07 av-metadata-container-align-center  avia-builder-el-3  el_after_av_heading  avia-builder-el-last  av-metadata-container-1'><div class='av-post-metadata-container-inner'><span class=\"av-post-metadata-content av-post-metadata-meta-content\"><span class=\"av-post-metadata-content av-post-metadata-modified\"><span class=\"av-post-metadata-modified-date\" >February 28, 2024<\/span><\/span><span class=\"av-post-metadata-content av-post-metadata-separator\">|<\/span><span class=\"av-post-metadata-content av-post-metadata-category\"><span class=\"av-metadata-before av-metadata-before-categories\">in<\/span><span class=\"av-post-metadata-category-link\" ><a href=\"https:\/\/www.bringlass.com\/blog\/category\/blogs\/\" >Blogs<\/a><\/span><\/span><\/span><\/div><\/div><\/p><\/div><\/div><!--close column table wrapper. Autoclose: 1 -->\n<div class='flex_column av-j9t7h-ed34b3e082fbc1afb6647c9253a282b7 av_one_full  avia-builder-el-4  el_after_av_one_full  el_before_av_social_share  first flex_column_div column-top-margin'   ><section  class='av_textblock_section av-da8el-6346a0a7594cba6df641a659c26502bd'  itemscope=\"itemscope\" itemtype=\"https:\/\/schema.org\/BlogPosting\" itemprop=\"blogPost\" ><div class='avia_textblock'  itemprop=\"text\" ><p style=\"font-weight: 400;\">By <a href=\"https:\/\/www.linkedin.com\/in\/billspiess\/\" target=\"_blank\" rel=\"noopener\">Bill Spiess<\/a>, General Manager <a href=\"https:\/\/www.bringlass.com\/contact\/contact-brin-glass-service\/\">Brin Glass Service<\/a><\/p>\n<p style=\"font-weight: 400;\">Is your building experiencing leaks around windows? Do you know how to identify the cause? Determining why your commercial building windows are leaking will help you choose the right corrective solution, and the best partner for repairs.<\/p>\n<p style=\"font-weight: 400;\">Most people see a leak around a window and think the window must be the cause. That may be true, but the corrective action needed does not always involve window repairs. Here are five questions to help investigate the leak\u2019s cause and give your glazing partner the information needed to stop the water issue.<\/p>\n<p style=\"font-weight: 400;\">First, identify where the water is infiltrating. Take notes, mark the locations and take photos or a video. Ask yourself the following questions:<strong>\u00a0<\/strong><\/p>\n<h2 style=\"font-weight: 400;\"><strong>Preliminary Assessment<\/strong><\/h2>\n<h4 style=\"font-weight: 400;\"><strong>Where do you notice the water leak? And how much water is getting in?<\/strong><\/h4>\n<ul>\n<li>Is it dripping from above the window frame?<\/li>\n<li>Is water running down the face of the glass?<\/li>\n<li>Is water leaking at the bottom of the window frame or at the corners?<\/li>\n<\/ul>\n<h4 style=\"font-weight: 400;\"><strong>What current conditions or recent events may have caused the leak?<\/strong><\/h4>\n<ul>\n<li>Have there been recent storms?<\/li>\n<li>Could wind or other events have caused damage?<\/li>\n<li>Was there a heavy rain event, wind-driven rain or an extended downpour?<\/li>\n<\/ul>\n<h4 style=\"font-weight: 400;\"><strong>Has the window leaked in the past?<\/strong> <strong>Has this leak been recurring?<\/strong><\/h4>\n<p style=\"font-weight: 400;\">A persistent leak is something for concern. A window that shows a small leak after a heavy wind-driven rain is something to document and monitor. If the leak is persistent, it will need to be fixed. In the meantime, check out <a href=\"https:\/\/www.constructionexec.com\/article\/five-tips-for-window-maintenance-and-upkeep-in-commercial-buildings\" target=\"_blank\" rel=\"noopener\">Construction Executive\u2019s blog<\/a> on window upkeep in commercial buildings.<\/p>\n<h4 style=\"font-weight: 400;\"><strong>How many windows are leaking?<\/strong><\/h4>\n<p style=\"font-weight: 400;\">Is the leak in one window or at numerous locations? This will help identify if there is a pattern or a common deficiency in all windows.<\/p>\n<h4 style=\"font-weight: 400;\"><strong>Who installed the windows? Who has serviced the windows in the past?<\/strong><\/h4>\n<p style=\"font-weight: 400;\">Knowing whether past repairs were successful may provide for faster, more economical repairs again. If the building is new the repairs may be covered under warranty. If the building is old your glazing partner may be aware of historical repairs made.<\/p>\n<h2 style=\"font-weight: 400;\"><strong>Common Causes of Leaks<\/strong><\/h2>\n<p style=\"font-weight: 400;\">Answering the above questions will provide your glazing partner the information required to identify the cause of the leak and present the right solution quickly and effectively. Whether the solution involves repair of window conditions, or requires addressing a surrounding condition in the wall, the preliminary information you provide will allow your glazing partner to assess the following conditions:<\/p>\n<h4 style=\"font-weight: 400;\"><strong>Common causes of leaks at the top of a window frame<\/strong><\/h4>\n<ul>\n<li>Old or failed caulking at the perimeter of the window frame<\/li>\n<li>Lack of flashing at the head \u2013 this can be a significant issue due to a poor design or installation, and is commonly found in precast construction<\/li>\n<li>Head flashing was penetrated with fasteners during window, sheet rock or window treatment installation<\/li>\n<li>Cracks, holes or deficiencies in the wall above the windows \u2013 a qualified masonry or restoration contractor should be contacted to assess and repair wall conditions<\/li>\n<\/ul>\n<h4 style=\"font-weight: 400;\"><strong>Common causes of leaks at intermediate horizontal mullions (the bar between panes of glass in a window)<\/strong><\/h4>\n<ul>\n<li>Missing water diverter over window<\/li>\n<li>Failed zone dams in curtain wall (not properly sized or well positioned)<\/li>\n<li>Improper installation of pressure plates in curtain wall<\/li>\n<\/ul>\n<h4 style=\"font-weight: 400;\"><strong>Common causes of leaks at the intermediate mullions and or sill <\/strong><\/h4>\n<ul>\n<li>Shrunken exterior gaskets \u2013 Shrunken gaskets allow an excessive amount of water into a glazing system which overwhelm its weep system<\/li>\n<li>Lack of, or improper installation, of sill flashing<\/li>\n<li>Shrunken thermal breaks<\/li>\n<li>Failed splice joints at sill<\/li>\n<li>Weep system not adequate, missing or was caulked closed (typically by someone who does not understand the glazing system and purpose of the weep system)<\/li>\n<li>Failed primary caulk joint at sill and jambs<\/li>\n<li>Window frame is below grade and water pooling occurs during heavy rain events<\/li>\n<\/ul>\n<h2 style=\"font-weight: 400;\"><strong>Other Environmental Factors to Question &amp; Answer<\/strong><\/h2>\n<p style=\"font-weight: 400;\"><strong>Q:<\/strong> Does the building have negative or positive pressure and when?<\/p>\n<p style=\"font-weight: 400;\"><strong>A:<\/strong> Negative pressure can draw water into the exterior building fa\u00e7ade.<\/p>\n<p style=\"font-weight: 400;\"><strong>Q:<\/strong> How warm is it outside?<\/p>\n<p style=\"font-weight: 400;\"><strong>A:<\/strong> Building substrates contract during winter, spring and fall which can result in larger gaps in cracks or joints.<\/p>\n<p style=\"font-weight: 400;\"><strong>Q:<\/strong> Is the leak caused by condensation?<\/p>\n<p style=\"font-weight: 400;\"><strong>A:<\/strong> The combination of frigid exterior temperatures and high interior humidity levels can lead to condensation forming on exterior window frames. Creating positive pressure, reducing humidity levels and having warm air \u201cwash\u201d the windows can help reduce the risk of condensation.<\/p>\n<p style=\"font-weight: 400;\">A qualified glazing contractor will take the leak information you provide and determine which of the causes to further investigate. Once the cause is identified, a proper repair will be presented. Your glazing partner is a reliable source to start the process and will help you to further investigate the problem.<\/p>\n<p style=\"font-weight: 400;\">If the windows are the cause of the leak, they can repair them correctly. If surrounding conditions are determined to be the cause they will point you to the right trade partner to correct the issue. If the leaks are complex, numerous and involve multiple trades, you may want to involve a third-party consultant to investigate and provide a plan for the best resolution. For more information on tips about commercial building inspection, check out this <a href=\"https:\/\/www.boma.org\/BOMAKnowledgeCenter\/Topics\/Operations-Management\/Inspect_your_buildings_envelope_early.aspx\" target=\"_blank\" rel=\"noopener\">article by BOMA<\/a>.<\/p>\n<p style=\"font-weight: 400;\"><strong>Learn more about how <\/strong><a href=\"https:\/\/www.bringlass.com\/contact\/contact-brin-glass-service\/\"><strong>Brin Glass Company<\/strong><\/a><strong> can help you. <\/strong><a href=\"https:\/\/www.bringlass.com\/contact\/contact-brin-glass-service\/\"><strong>Contact us today<\/strong><\/a><strong>.<\/strong><\/p>\n<p style=\"font-weight: 400;\">#We Show Up #We Bring It #We Do It Right<\/p>\n<p style=\"font-weight: 400;\"><strong>\u00a0<\/strong><\/p>\n<p style=\"font-weight: 400;\"><strong>Additional Links &amp; Resources<\/strong><\/p>\n<p style=\"font-weight: 400;\"><a href=\"https:\/\/www.bringlass.com\/solutions\/service\/\">Learn about Brin Glass Service Solutions<\/a><\/p>\n<p style=\"font-weight: 400;\"><a href=\"https:\/\/www.bringlass.com\/projects\/\">See Brin Glass Service Projects<\/a><\/p>\n<p style=\"font-weight: 400;\"><a href=\"https:\/\/www.boma.org\/BOMAKnowledgeCenter\/Topics\/Operations-Management\/Inspect_your_buildings_envelope_early.aspx\" target=\"_blank\" rel=\"noopener\">BOMA: Inspect Your Building\u2019s Envelope Early<\/a><\/p>\n<p style=\"font-weight: 400;\"><a href=\"https:\/\/www.constructionexec.com\/article\/five-tips-for-window-maintenance-and-upkeep-in-commercial-buildings\" target=\"_blank\" rel=\"noopener\">Five Tips for Window Maintenance and Upkeep in Commercial Buildings<\/a><\/p>\n<\/div><\/section><\/div><div  class='av-social-sharing-box av-aofv1-c3be14f4aba9bb9933b9883105e2a979 av-social-sharing-box-default  avia-builder-el-6  el_after_av_one_full  avia-builder-el-last  av-social-sharing-box-fullwidth'><div class=\"av-share-box\"><h5 class='av-share-link-description av-no-toc '>Share<\/h5><ul 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