The leaky condo crisis in Vancouver stands as a significant chapter in the city's architectural and economic history, highlighting the profound impacts of design flaws and construction oversight. Beginning in the 1980s and peaking in the early 2000s, this crisis affected thousands of condominium units, primarily characterized by water ingress due to inadequate building envelopes. The crisis led to widespread structural damage, financial strain on homeowners, and a massive economic burden on British Columbia. The lessons learned from this period underscore the critical importance of designing and constructing buildings suited to their specific environmental conditions, as well as the need for rigorous adherence to construction standards and practices.

What was the cause of the leaky condo crisis?

The buildings impacted by this crisis were typically 3-4 story wood-framed strata units clad with acrylic stucco, a dense material used for wall coatings. The crisis stemmed from poor design, flawed installation, and the subsequent failure of the building envelope during Vancouver’s rapid construction boom over a 30-year period. Stucco, as a cladding system, proved to be a poor choice for Vancouver’s climate. Its dense, non-breathable nature trapped moisture within the walls, and the lack of proper drainage systems exacerbated the problem. Unlike in drier climates where stucco can perform well, Vancouver’s persistent rain and high humidity meant that any moisture that penetrated the exterior remained trapped, leading to extensive water damage and structural decay over time. This mismatch between the cladding system and the local climate conditions was a key factor in the widespread failure of the building envelopes during the crisis.

Rain Screening Buildings

The evolution from non-rainscreened buildings to modern construction practices has been driven by a recognition for a need to improve moisture management and building durability. Whereas previously, when installing cladding systems such as cedar shake or clapboard, carpenters emphasized the importance of staggering each seam to prevent water from penetrating behind the siding; or ensuring that all butt joints were supported by flashing, a long-standing best practice. However, one can see by looking around Vancouver that buildings lacking a proper rainscreen often exhibit visible discoloration and mold within the stucco. These signs are clear indicators of trapped moisture and poor drainage, highlighting the ongoing challenges faced by structures that do not incorporate modern rainscreen systems.

Today, the common practice involves installing siding over furring strips to create a deliberate gap between the siding and the wall, enhancing drainage and ventilation, which experts recommend (ventilation) to optimize the performance of your water-resistive barrier (WRB). This approach, allows moisture to escape and prevents it from becoming trapped within the wall assembly, thereby improving the longevity and resilience of buildings. In rainscreened installations, the WRB doubles as a drainage plane, allowing water to run off and exit at the base. While furring strips are the most cost-effective and adaptable while installing on site, manufacturers have off-the-shelf type solutions that can be purchased.

Rainscreens help water drain away from the structure and are particularly advantageous for claddings like wood, fiber cement, stucco, masonry, and concrete that can absorb water. These materials benefit from the ability to dry from behind, safeguarding the sheathing and the entire wall structure.

In colder regions, rainscreens help maintain the integrity of the siding and its finish by allowing the walls to dry, whereas in warmer climates, they aid in cooling. Additionally, rainscreens reduce the pressure differential across the siding, diminishing the impact of wind-driven rain.

The leaky condo crisis highlights the importance of well-designed building envelopes for Vancouver's climate. Our firm specializes in residential real estate, helping you make informed decisions about buying or selling properties. Contact us today to ensure your investment is secure and your home is well-protected. Let our expertise guide you, and make your next journey, more than a move, but peace of mind.