Living or managing property near the coast comes with unparalleled views – but also with unique structural challenges. Among the most persistent issues faced by coastal property owners is water intrusion, which can compromise a building’s integrity and lead to costly repairs if left unaddressed.
At Keystone Engineering, we specialize in identifying, preventing, and addressing the early signs of water intrusion. Here are some essential tips and preventative measures to help protect your coastal property from water-related damage:
1. Prioritize Proper Waterproofing Systems
A building’s first line of defense against water intrusion is its waterproofing system. Coastal environments – with their high humidity, salt exposure, and frequent storms – require robust, well-maintained waterproofing to prevent moisture infiltration. Key systems to consider:
- Below-grade waterproofing for foundations
- Deck and balcony coatings
- Waterproof membranes on flat roofs or low-slope areas
What is a Below-Grade Waterproofing? Below-grade waterproofing refers to waterproofing applied below ground level that comes into contact with a building or structure. ASTM defines waterproofing as the treatment of a surface or structure to prevent the passage of water under hydrostatic pressure.
Regular inspections should be conducted to assess the condition and coverage of these systems.
2. Apply and Maintain Quality Sealants
Sealants are vital in protecting against water intrusion at joints, seams, and transitions between building materials. Over time, exposure to UV rays and salty air can cause these materials to degrade.
We recommend:
- Using high-performance, UV-resistant sealants
- Routinely inspecting windows, doors, expansion joints, and exterior penetrations
- Reapplying or replacing sealants every 5-7 years, or sooner if signs of failure appear
3. Ensure Proper Drainage Design
Water should never have the opportunity to pool around your structure. Drainage solutions are especially critical in coastal areas where heavy rainfall and storm surges are common.
Steps to take:
- Ensure positive slope away from the foundation
- Maintain clean, functional gutters and downspouts
- Install or check sump pumps in vulnerable below-grade areas
4. Protect Balconies and Elevated Decks
Balconies and decks are common sources of water intrusion due to frequent exposure and drainage issues.
Property owners should:
- Apply waterproof deck coatings designed for high-traffic, marine environments
- Ensure perimeter flashing and edge detailing are in good condition
- Conduct regular inspections for cracks or ponding water
5. Schedule Routine Building Inspections
An experienced structural or restoration engineer can identify subtle warning signs of water intrusion before major damage occurs.
Inspections should include:
- Moisture meter testing and infrared scanning
- Visual assessment of stucco, EIFS, concrete, and fenestration systems
- Evaluation of roof conditions and transitions
Protect Your Property Before the Next Storm
Prevention is the most cost-effective strategy for water intrusion. By taking a proactive approach and working with trusted professionals, you can preserve your property’s value, ensure code compliance, and safeguard against the long-term effects of moisture damage.
Need help evaluating your coastal building’s waterproofing systems? Contact our team to help you build and maintain smarter, stronger, and more resilient structures.