Case Study:Leak Detection Services in Holburn Find Flooded Flat Roof!

Introduction

This property in Holburn was experiencing very serious leak damage on lower levels,  with no obvious source of the leak. Five other contractors had been unable to find the source of the leak, but thanks to our high-access team, we were able to locate the leak, resolve the issues and prevent this from happening again. The property had challenging access issues, with certain areas of the roof only available by specialist rope access due to the varying heights. This was a mixed-use property, comprising of residential and commercial units which are managed by separate management teams.

The Logistics

The client contacted Spectrum after seeing our rope access services, as they had been having trouble with other contractors not being able to access the roof. They had been attempting to resolve this leak internally but with no success. Unfortunately, the client had no schematics/or drawings of exactly how the building was built in the areas where the leak was damaging, which made it difficult to logically track the water ingress as we did not know what the property looked like behind the walls. 

During our pre-site assessment, we quickly established the following problems and requirements for the logistics of this project: 

• Uncertainty about the cause of the leak, likely stemming from somewhere at the back of the property.
• Access to the back of the property was restricted and unsuitable for cherry pickers or scaffolding.
• No permanent anchor points were available on the building.

By visiting the property and conducting an initial investigation, we decided that rope access was the ideal access method for the exterior of the property. Internal work would be carried out at ground level using boroscopes to look inside the walls of the property. Leak inspection via rope access also kept costs low with minimal disturbance for the residents.

The Project

This leak detection service began with a physical inspection of the effects of the leak. We looked at where the paint was bubbling, how severely, and what direction the water ingress looked to be tracking in, as well as taking moisture readings. We also used thermal imaging cameras to investigate the damp. These infrared cameras show an image that indicates the surface temperature, which allows us to identify the temperature differences across pipes or the ceiling. Damp areas show as blue, which means they are colder than the surrounding dry areas in red or orange.

Finding the exact source of the leak required our most experienced team members to work together and explore all possible factors using all methods available. From these investigations, we determined that the water ingress was likely coming via the roof and tracking down the void between the cladding and the internal wall. This explained why residents at the top of the building were having minimal issues, while those at the bottom had the worst of the leak damage. The water was bypassing the top of the building and dripping straight down to the ground and basement floors.

To investigate the source of the water ingress, we had to deploy our abseil team. With no permanent anchor points available on the residential building, we began the project by establishing a safe system of work. Through a portable deadweight anchor, we could install protective rigging before starting the leak investigation to provide us with a safe system of work. Our team of rope access technicians then began abseiling the building to search for the cause of the leak. 

The roof of this property varies in height and materials used therefore, some areas were incredibly difficult to reach. These areas had not been cleaned or maintained since the building was built. It was on one of these smaller roofs where we found the cause of the water ingress. The felt on the roof had perished due to a build-up of stagnant water as a result of the draining system becoming blocked with debris. As this roof had not been maintained for many many years, this blockage was not known about, nor was the build-up of water. This sitting water had caused the roofing material to deteriorate, creating holes that let water drip straight down the cavity of the property.

To test whether this was the source of the water ingress causing the issues at the basement level of the property, our team conducted dye tests. A dye test is a test that tracks the route of the potential source of the leak by adding dye to the flow of water that goes through the damaged roof. The water will then track through the wall cavity, following the path of previous water ingress and if it is the cause of the issues, our team at ground level will know this is the area of the roof causing the leak. The colour is completely washable and doesn't leave any staining. The dye will highlight the path of water ingress and show our team exactly where the water is tracking through the property.

Once our team found the damaged area and confirmed this was the source of the water damage below, they performed an immediate temporary repair to stop the leak from causing any more damage or disturbance to the property. We returned at a later date convenient to the client to fully restore this area of the roof and to check all other guttering was clear of blockages to prevent any similar incidents in the future. While investigating the cavity between the wall and the exterior cladding,  our team took photos for the client which were included in their completed works report. As they had no accurate documentation of the design of this area of the property, they were particularly grateful for this additional insight.

Challenges

The most challenging aspect of this project was the initial trial and error leak investigations. Due to the size of the property, the design of the roofs and the unique way the water was tracking through the property, even our most experienced leak investigator specialists were struggling to find the exact location of the water ingress. 

Access presented another challenge, with the restricted access at the rear of the property and the fact there were no permanent anchor points for abseiling. However, these issues were easily overcome by our team's skill in rope access and high-level maintenance work. We quickly established portable deadweight anchors and anchor points to set up a safe system of work for protective rigging. This was carried out by a team of competent technicians supervised by an IRATA level 3 engineer. Investing in scaffolding would have caused inconvenience to the client and their residents. An elevated work platform (cherry picker) was unsuitable due to the restricted access to the rear of the property. 

Rope access was the ideal means of access, offering greater mobility and causing minimal disturbance to the surrounding residents. Despite the challenging conditions of the site, the vast expertise we have from working on similar emergency leaks in London enabled us to work quickly and efficiently. However, this project did require some complex high-access manoeuvring from our technicians. 

The Result

 As a result of our comprehensive investigative work, our team was not only able to locate the source of the leak but also provide repairs to stop further damage. We incorporated the specialist access methods and leak investigation services into one small team of operatives, saving time and money for the client. This work needed to be completed as quickly as possible due to the substantial damage being done by the water ingress.

Before engaging Spectrum, the client was looking at erecting scaffolding and appointing a separate leak investigation company. This is quite a common challenge for leak detection. The client was delighted we could do it all in-house for them. We saved them not only time and money but also the logistical headache of dealing with several separate contractors!

As a result of our investigations and repair, the client now has a resolution to this leak! 

They had also been having trouble with leasing one of the commercial units due to the water damage, thankfully they are now able to let out that vacant unit (which was empty for over a year) and begin to recover the costs lost from having it empty. The emergency leak and pipework maintenance project took just four days to complete. Within this time, we located and fixed the leak (temporarily) as the priority before performing the permanent roof repairs and finishing touches.

In summary, our leak investigation service includes:

• Establishing portable anchorage for safe rigging and rope access.
• Locating the source and cause of the leak.
• Providing temporary repairs before returning to complete a detailed repair.
• Making sure there was a clear flow of water through the downpipe, to prevent future blockages and water build-up on roofs.

Overall, the client was relieved that we solved the leak quickly and took extra precautions to minimise the likelihood of any potential issues arising in the future.

Thanks to our expert rope access technicians, there was minimal disturbance to residents and we helped our client save over £6,000 on scaffolding which was no longer required!

To find out more about our leak inspection services for your property,  get in touch today.