ASTM E2128-01
(Guide)Standard Guide for Evaluating Water Leakage of Building Walls
Standard Guide for Evaluating Water Leakage of Building Walls
SCOPE
1.1 This guide describes methods for determining and evaluating causes of water leakage of exterior walls. For this purpose, water penetration is considered leakage, and therefore problematic, if it exceeds the planned resistance or temporary retention and drainage capacity of the wall, is causing or is likely to cause premature deterioration of a building or its contents, or is adversely affecting the performance of other components. A wall is considered a system including its exterior and interior finishes, fenestration, structural components and components for maintaining the building interior environment.
1.2 Investigative techniques discussed may be intrusive, disruptive or destructive. It is the responsibility of the investigator to establish the limitations of use, to anticipate and advise of the destructive nature of some procedures, and to plan for patching and selective reconstruction as necessary.
1.3 This practice does not purport to address all of the safety concerns, if any, associated with its use. Establish appropriate safety and health practices and determine the applicability of regulatory limitations prior to use. Awareness of safety and familiarity with safe procedures are particularly important for above-ground operations on the exterior of a building and destructive investigative procedures which typically are associated with the work described in this guide.
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Designation: E 2128 – 01
Standard Guide for
Evaluating Water Leakage of Building Walls
This standard is issued under the fixed designation E 2128; the number immediately following the designation indicates the year of
original adoption or, in the case of revision, the year of last revision. A number in parentheses indicates the year of last reapproval. A
superscript epsilon (e) indicates an editorial change since the last revision or reapproval.
1. Scope and Doors by Uniform or Cyclic Static Air Pressure
Difference
1.1 This guide describes methods for determining and
2.2 American Architectural Manufacturers Association
evaluating causes of water leakage of exterior walls. For this
(AAMA) Standards:
purpose, water penetration is considered leakage, and therefore
501.2 Field Check of Metal Storefronts, Curtain Walls and
problematic, if it exceeds the planned resistance or temporary
Sloped Glazing Systems for Water Leakage
retention and drainage capacity of the wall, is causing or is
502 Specification for Field Testing of Windows and Sliding
likely to cause premature deterioration of a building or its
Doors
contents, or is adversely affecting the performance of other
503 Specification for Field Testing of Metal Storefronts,
components. A wall is considered a system including its
Curtain Walls and Sloped Glazing Systems
exterior and interior finishes, fenestration, structural compo-
nents and components for maintaining the building interior
3. Terminology
environment.
3.1 Refer to Terminology E 631.
1.2 Investigative techniques discussed may be intrusive,
3.2 Definitions:
disruptive or destructive. It is the responsibility of the investi-
3.2.1 incidental water—unplanned water infiltration that
gator to establish the limitations of use, to anticipate and advise
penetrates beyond the primary barrier and the flashing or
of the destructive nature of some procedures, and to plan for
secondary barrier system, of such limited volume that it can
patching and selective reconstruction as necessary.
escape or evaporate without causing adverse consequences.
1.3 This practice does not purport to address all of the
3.2.2 water absorption—a process in which a material takes
safety concerns, if any, associated with its use. Establish
in water through its pores and interstices and retains it wholly
appropriate safety and health practices and determine the
without transmission.
applicability of regulatory limitations prior to use. Awareness
3.2.3 water infiltration—a process in which water passes
of safety and familiarity with safe procedures are particularly
through a material or between materials in a system and
important for above-ground operations on the exterior of a
reaches a space that is not directly or intentionally exposed to
building and destructive investigative procedures which typi-
the water source.
cally are associated with the work described in this guide.
3.2.4 water leakage—water that is uncontrolled, exceeds
2. Referenced Documents the resistance, retention or discharge capacity of the system, or
causes subsequent damage or premature deterioration.
2.1 ASTM Standards:
3.2.5 water penetration—a process in which water gains
E 331 Test Method for Water Penetration of Exterior Win-
access into a material or system by passing through the surface
dows, Curtain Walls and Doors by Uniform Static Air
2 exposed to the water source.
Pressure Difference
3.2.6 water permeation—a process in which water enters,
E 514 Test Method for Water Penetration and Leakage
3 flows and spreads within and discharges from a material.
Through Masonry
E 547 Test Method for Water Penetration of Exterior Win-
4. Significance and Use
dows, Curtain Walls and Doors by Cyclic Static Air
2 4.1 This guide is intended to provide building professionals
Pressure Differential
2 with a comprehensive methodology for evaluating water leak-
E 631 Terminology of Building Construction
age through walls. It addresses the performance expectations
E 1105 Test Method for Field Determination of Water
and service history of a wall, the various components of a wall,
Penetration of Installed Exterior Windows, Curtain Walls
and the interaction between these components and adjacent
construction. It is not intended as a construction quality control
procedure, nor as a preconstruction qualification procedure. It
This guide is under the jurisdiction of ASTM Committee E06 on Performance
of Buildings and is the direct responsibility of Subcommittee E06.55 on Exterior
is intended for evaluating buildings that exhibit water leakage.
Building Wall Systems.
Current edition approved Jan. 10, 2001. Published April 2001.
2 4
Annual Book of ASTM Standards, Vol 04.11. Available from AAMA, 1827 Walden Office Square, Suite 104, Schaumburg, IL
Annual Book of ASTM Standards, Vol 04.05. 60173–4268.
Copyright © ASTM, 100 Barr Harbor Drive, West Conshohocken, PA 19428-2959, United States.
E 2128
4.1.1 Qualifications—Use of this Guide requires a knowl- 5.1.1.5 Investigative testing.
edge of basic physics, and construction and wall design 5.1.1.6 Analysis.
principles and practices. 5.1.1.7 Report preparation.
4.1.2 Application—The sequential activities described 5.2 Analysis and Interpretation—The information system-
herein are intended to produce a complete and comprehensive atically gathered during a leakage evaluation is analyzed as it
evaluation program, but all activities may not be applicable or is acquired. The sequential activities described in this guide are
necessary for a particular evaluation program. It is the respon- not intended to imply that analysis and interpretation of the
sibility of the professional using this guide to determine the information occurs only at the completion of all activities.
activities and sequence necessary to properly perform an
6. Review of Project Documents
appropriate leakage evaluation for a specific building.
6.1 Ideally, project documents including wall component
4.1.3 Preliminary Assessment—A preliminary assessment
shop drawings will be available and accessible for review. The
may indicate that water leakage problems are limited to a
discussion in this section assumes that a project was organized
specific element or portion of a wall. The evaluation of causes
on a conventional Owner/Architect/Contractor model. Build-
may likewise be limited in scope, and the procedures recom-
ing projects can be delivered in a variety of ways, and the
mended herein abridged according to the professional judge-
actual method used will dictate the appropriate organization of
ment of the investigator. A statement stipulating the limits of
the project documents. Regardless of how a project is orga-
the investigation should be included in the report.
nized and administered, the information discussed below
4.1.4 Expectations—Expectations about the overall effec-
should be available for review somewhere in the project
tiveness of an evaluation program must be reasonable, and in
documents.
proportion to a defined scope of work and the effort and
6.1.1 Design, Bidding and Contract Documents—These
resources applied to the task. The objective is to be as
documents include architectural and engineering drawings,
comprehensive as possible within a defined scope of work. The
specifications, and may also include calculations, wind tunnel
methodology in this guide is intended to address intrinsic
reports, correspondence, meeting minutes, addenda, substitu-
leakage behavior properties of a wall system, leading to
tion proposals, product literature, test reports, etc. They contain
conclusions that generally apply to similar locations on the
the information necessary to understand the performance
building. Since every possible location is not included in an
criteria, the design intent, the required materials, and relation-
evaluation program, it is probable that every leak source will
ships among wall components.
not be identified. Leakage sources that are localized and unique
6.1.1.1 Documents may be revised or supplemented over
may remain, and require additional localized evaluation effort.
the course of construction. Revisions to drawings are typically
The potential results and benefits of the evaluation program
recorded by number and date, with a cross reference to other
should not be over-represented.
accompanying documents. Reviewing all revisions and issu-
4.2 This guide is not intended as a design guide or as a guide
ances of the documents, and understanding the differences
specification. Reference is made to design features of a wall
between them and the reason for the differences, is part of a
only for the purpose of identifying items of interest for
comprehensive evaluation.
consideration in the evaluation process.
6.1.1.2 Documents with the most recent issue date and the
4.3 This guide does not address leakage through roofs,
highest revision number establish the requirements for the
leakage below grade or water that accumulates due to water
project. Ideally, a set of documents marked “as-built” or
vapor migration and condensation. It is not intended for use
“record set” intended to show the actual construction will be
with structures designed to retain water, such as pools and
available.
fountains.
6.2 Referenced Codes and Standards—Project documents
SYSTEMATIC APPROACH TO AN EVALUATION
usually contain references to regulatory codes and industry
standards. Standards and referenced codes often contain de-
5. Overview
fault or minimum criteria that might have been relied upon to
5.1 The methodology presented in this guide is a systematic establish the performance criteria for the wall. Conflicting
approach to evaluating wall leaks, and is applicable to any wall requirements between referenced standards and codes, and
system or material. It differs from other approaches that are those explicitly stated in the project documents, should not be
material specific or component specific, and which are basi-
assumed to be a cause of leakage without further investigation.
cally adaptations of quality control procedures. The sequence 6.2.1 Regulatory codes and industry standards change over
of activities is intended to lead to an accumulation of informa-
time. The version of regulatory codes and industry standards
tion in an orderly and efficient manner, so that each step examined as part of the review of project documents should be
enhances and supplements the information gathered in the those listed with dates in the project documents, or if not listed
preceding step. with dates, those in effect when the building permit was issued.
5.1.1 Sequence of Activities—The recommended sequence Understanding the history and background of referenced codes
of activities, discussed in individual sections below, are: and standards is part of a comprehensive evaluation.
5.1.1.1 Review of project documents. 6.3 Submittals—Additional documents are generated after
5.1.1.2 Evaluation of design concept. the award of contracts, and are submitted to the design
5.1.1.3 Determination of service history. professional for review and inclusion in the project record. The
5.1.1.4 Inspection. submittals usually apply to a specific material, component,
E 2128
assembly or installation method, and the information contained sistent with the performance criteria so that the desired
will augment the project documents. There are often a number performance can actually be achieved. The design must include
of revisions to submittals prior to final approval. The standard properly selected components. The details must provide for the
for the project is set by the submittals approved by the design interfacing and integration of components so that each one can
professional. Submittals include some or all of the following: perform individually and so that the components can perform
shop drawings, test reports, product literature, manufacturers’ collectively as a system. The details must also address issues
recommendations, installation and maintenance guidelines, such as construction tolerances, material compatibilities, vol-
warranties, etc. ume changes, and movements. A careful evaluation of the
6.3.1 Test reports provided by manufacturers and suppliers efficacy of the design relative to the performance criteria will
should have been performed by an independent laboratory or indicate inconsistencies that may contribute to leakage.
witnessed by an independent agency. Review the test dates and 7.2.1 The failure of a single wall component to perform at
the description of what was tested to determine if and how the the specified level does not automatically mean that it was the
information actually applies to the project. cause of leakage, particularly if the performance requirements
6.3.2 Manufacturers’ and suppliers’ information, and the for the component were unnecessarily severe relative to other
exclusionary language in warranties, may suggest circum- components. In evaluating the overall wall, it must not be
stances under which a component may not function properly. assumed that the cause of leakage is a single component simply
Project conditions should be evaluated to determine if an because it does not satisfy a performance requirement in the
appropriate product selection was made. project documents.
6.3.3 Submittals should be reviewed for maintenance rec- 7.3 Exposure—The performance criteria in the project
ommendations and guidelines. documents will generally differ from actual exposure condi-
6.4 Pre-Qualification and Mock-Up Reports—Compliance tions. Based on an analysis of local weather conditions, and the
with project requirements may have been demonstrated by a location and geometry of the building, identify the actual
mock-up test. Mock-ups of complex wall systems rarely pass weather conditions during periods of leakage. These conditions
all tests on the first attempt. The mock-up report should contain can be correlated with the service history, described in the next
a clear and complete description of changes necessary to pass section, to help establish a protocol for the evaluation process.
the test. Project documents should incorporate these changes,
8. Determination of Service History
and they should be reflected in the actual construction. Failure
8.1 Gathering information on the service history related to
to incorporate these changes should be considered as a possible
leakage problems serves several purposes. First, patterns in the
cause of water leakage.
observed leakage and visible damage can provide an indication
6.5 Additional Construction Documents—Additional con-
of the cause(s) and where to focus an investigation. Second,
struction documents that record changes, decisions and activi-
and more importantly, the information provide
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