Special Maintenance Considerations - Effective Building Maintenance: Protection of Capital Assets - page 123

drainage is provided. However, over time, the residue from plantings,
ground cover (pine straw, mulch, etc.), etc. can build up to block the weep
holes that drain masonry walls or even create a reverse flow condition so
that water is trapped against the wall (ponding). The facility maintenance
plan must include regular inspection and corrective action, as needed,
to prevent these conditions from occurring. Each winter, when foliage is
dormant, the exterior condition at the base of the entire perimeter wall
should be examined.
Gutters overflow, downspouts become blocked with leaves or trash,
and area site drains become plugged, all of which can cause water to drain
down walls or be trapped against the foundation or walls. These situa-
tions provide ready conditions for water intrusion and must be routinely
addressed under the maintenance program, with regular inspections and
cleaning of gutters, downspouts, and site drains.
Caulking will fail due to age, moisture, sunlight, and movement.
Everycaulkjointshouldbeinspectedannuallyandrepairedasneededtomain-
tainawatertightjoint . All caulking has a finite life, usually 5-15 years, and
must be replaced at the end of that life. Therefore, the maintenance pro-
gram should establish a caulking replacement schedule for all types of
caulk joints in the building (and don't forget the hidden caulking that
may be present, such as in horizontal flashings).
Double-glazed windows also fail. The problem here, aside from the
fact that the window typically becomes “cloudy” and unsightly, is that
the window heat transfer resistance is cut in half (or more!) when the seal
around the space between the two glass panes fails and air and moisture
enters this space. Now, surface condensation on the glass surface can be-
come a problem in the winter if there are high internal moisture loads or if
the building humidity level is kept at 50% or higher. This water condens-
ing on the inside pane then drains downward to the sill and puddles,
forming an ideal growth site for mold. Thus, the maintenance plan must
provide for replacement of failed double glazing whenitoccurs .
For brick walls, the maintenance plan must include annual inspec-
tion to locate and repair cracks or repair other problems, as defined in
Maintenance Procedure 2.2.1.1 (see Appendix B).
Finally, interior water leaks must be addressed. Interior water leaks
can result from three basic sources:
1. Leaks from water piping (plumbing cold or hot water, plumbing
drains, hot or chilled water lines used for heating and cooling, etc.)