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Successful Through Wall Flashing Systems

Successful Through Wall Flashing Systems

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Successful Through Wall Flashing Systems

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  1. SuccessfulThrough Wall Flashing Systems Prepared by: Lennel Specialties Corporation www.lennelspecco.com Edited by: Richard Keleher

  2. The Problem This problem can lead to: Damage to interior finishes Tenant discomfort and complaints Indoor air quality problems due to mold and fungus growth The age old problem that the construction industry has been faced with is moisture infiltration in its liquid form into building exterior walls and interiors due to through wall flashing failures. Damage to the structural elements of the building Efflorescence Loss of clients Litigation Owners are no longer putting up with leaky buildings. 80% of construction litigation is due to moisture infiltration problems.

  3. Corroded light gage metal framing back up systems.

  4. Corroded relieving angles.

  5. Mold growth in exterior wall insulation.

  6. Efflorescence

  7. The Solution Design Detailing Consider carefully Materials Workmanship Coordination

  8. Design Don’t design a building that cannot be effectively or efficiently waterproofed

  9. Ten Cambridge Center Cambridge, MA

  10. Detailing Use three dimensional details for corners, panning and other intricate details. Think about where the moisture is going to flow when drawing details. Details should be clear and complete. Make sure your details get the moisture out past the face of the wall. CAD makes detailing so much easier. A library of details can be developed to detail most conditions on most jobs.

  11. Is this a “ through wall “ flashing ?

  12. Materials Copper Core Composites Copper with asphalt saturated kraft paper Asphalt coated copper Copper fabric flashing Benefits / Problems Will last a long time Hard to work with in the field How long will the lap sealant last? Not compatible with sealants

  13. Copper composite flashings are difficult to lap effectively.

  14. Copper fabric flashing at sill application

  15. Materials PVC Excellent material to work with, but….. Plasticizer migration will cause it to become brittle and crack over time Not UV resistant Not resistant to some solvents Not very durable AIA/ Masterspec dropped it from their specifications in 1999

  16. Torn PVC flashing

  17. Materials EPDM + / - 60 mil membrane hard to bend, fold & lap Adhesive application causes some problems Note: EPDM is now available in 40 mil thickness and can be sealed, lapped and embedded in mastics and mastic type products. Self Adhering Flashing Self sealing at splices, punctures and penetrations Cannot withstand prolonged exposure to UV rays Not compatible with sealants Keep material back 1/2” from the face of the wall Do not bridge gaps greater than 1/4” wide

  18. Self adhering flashing oozing its rubberized asphalt

  19. Materials 16 oz. Lead Coated Copper Will last a long time Excellent for forming end dams and corners Not adaptive to job site conditions Very expensive to purchase and install ( + / - $ 10.00 / sf = + / - $ 2.00 / sf of brick veneer ) Can leach a white residue Lap and joint treatment must be considered Stainless Steel Will last a long time Hard to solder for end dams and corners Not adaptive to job site conditions Very expensive to purchase and install ( + / - $ 15.00 / sf = + / - $ 2.50 / sf of brick veneer ) Can reflect sunlight depending on finish

  20. External Corner

  21. Internal Corner

  22. Why is my building leaking???

  23. Workmanship To help avoid these problems: Use clear, concise and complete details Choose user friendly materials Have a pre-construction envelope meeting with: 90 % of flashing problems are due to poor workmanship The general contractor The cladding (masonry) contractor The metal stud contractor The window contractor The sealant contractor The air barrier & flashing installers

  24. Mortar Net™ weep baffle.

  25. Stepped “ through wall “ flashing.

  26. Wall flashed to weep inside the building.

  27. Typical: Use Mortar Net! Typical: Provide Insulation (Angle should be on Brackets) Typical: Use Backer Rod to Allow for Deflection

  28. Typical: no insulation! Now this works!!!!!

  29. Typical: LCC or SST for Whole Flashing

  30. Why is my building leaking?

  31. Typical: Use Metal Flashing with End Dams Typical: Air + Vapor Barrier (dotted)