Case Study:Efficient Leak Investigation and Repairs at a High-End Fulham Property

Introduction

This high-end property in Fulham is a mixed-use complex, comprising luxury flats, commercial units and a hotel. We have been working on this property for many years and are familiar with the unique features of the property, the residents and the management company. The client had been receiving complaints from residents of water ingress and requested we provide a leak investigation service, to locate the source of the leak. We regularly perform window washing services for this property so are already familiar with the facades.

The Site

This project was at a 22-building complex in Fulham, London. The tallest block stands at 10 storeys, including difficult-to-reach areas that require advanced rope transfers. This property involved various rope access techniques, including rope transfers and re-belays. 

We always liaise with the property manager to make residents aware of our schedule where possible, to reduce any privacy issues or disturbances. This is particularly important when working with a property's windows during summer when residents are far more likely to leave windows and doors open or open them while we are working. To provide a seamless experience for residents, rope storage solutions were used to keep the appearance tidy and aligned with the estate colours. We also created custom signage to keep residents informed of our whereabouts each day and areas they would need to avoid while we were working.

The Project

Some of the residents in the apartments in this complex had been experiencing leaks in their homes, leading to water stains. Having worked with Spectrum for several years, the property management company trusted our IRATA-qualified rope access team to tackle the leak investigation work and to handle the repairs if required.

Our team needed to trace the water source to find where it was entering the property. This involved internal investigations using thermal imaging, moisture meters and water tests. Our abseil team descended the property to locate the flat with the water ingress issues to survey and test all external areas which could have caused the leaks. They conducted water tests to simulate heavy rainfall and track where the water was entering the building from.

Our Solution

Spectrum's solution involved a meticulous process of investigating, reporting, and executing repairs. The team's local knowledge proved invaluable during the investigation, ensuring efficient tracing of water ingress paths. The client received a comprehensive report, facilitating quick decision-making, and the repairs were executed seamlessly, preserving the building's aesthetics.

On the first day of attending the site, we conducted the leak investigations both internally and externally via abseil. We found that several areas of the window gaskets and waterproof mastic had perished and were no longer water-tight. This left a small area for water to enter the property during heavy rainfall. To restore the perished areas, we began by raking out all the old mastic and removing the old gaskets. We then cleaned and prepped the areas to ensure optimal adhesion, before applying new, durable and colour-matched sealant.

We had measured ahead of time, the quantity of rubber gasket seals we would need to replace the perished areas, which saved us a considerable amount of time when it came to installing. A two-person team efficiently managed the project, seamlessly integrating it with ongoing window cleaning services. Spectrum's ability to provide multi-trade services, coupled with expertise in working at heights, ensured a holistic and efficient service.

When the perished mastic and gaskets were spotted during a window cleaning service, our team documented the location of all the faulty areas. This preparation meant our team knew exactly where to rig up before abseiling to the areas which needed repairing. To minimise our set-up time each morning, we could conveniently store all the necessary kit, exclusion barriers and signs so they were ready to go each day.

Challenges

The site presented several challenges, notably a terrace with deteriorating asphalt flooring contributing to water ingress. Additionally, a resident's preference to delay redecoration until all leaks were resolved added a layer of complexity. Spectrum addressed these challenges proactively, incorporating terrace repairs into their scope and aligning with the resident's wishes.

During the water tracking and leak detection process, the team found there was a terrace at the top of the property with asphalt flooring below the decking that was in very poor condition. We believed that water could also have been tracking in through there, contributing to the dampness within the property. We mentioned this in the report we supplied our client, along with our recommended actions to take should they wish to restore this area. They were extremely pleased by our due diligence and have asked us to complete the asphalt replacement and waterproofing for this area in the upcoming months.

The Result

This project was completed in just 2 days thanks to our team's familiarity with the site and the planning and preparation that went on before arriving on site. The building now stands rejuvenated, with renewed mastic and rubber gaskets. The repairs not only resolved the leaks but also matched the existing aesthetics of the property seamlessly. In summary, this project consisted of:

Day 1 - Investigation

• Provided moisture readings and thermal imaging tests to track the water ingress.
• Conducted external water testing via abseil to simulate rain conditions and track the water entry points.
• We identified the location of water ingress issues.
• Compiled detailed photo reports of the areas that required replacement mastic and gaskets.

Day 2 - Repairs

• Raked out old mastic and removed the perished gaskets.
• Applied new colour-matched mastic and gaskets.

The property managers of this complex enlisted our help due to an existing contract we have with them for regular window cleaning and safety testing services. Our pre-existing relationship and trust with the management company allowed this project the run smoothly and quickly.

If you have a property experiencing leaks or dampness, Contact Spectrum today for a leak investigation service. Any property, anywhere, any height, we’ll find the leak and set it right!