Maintenance and Repairs

January 24, 2025 Published by Golden Horseshoe Chapter - By Kelly MacDonald

The Dos and Don’ts of Addressing Roof Leaks

From the Volume 22, Winter 2025 issue of the CCI GHC Condo News Magazine

Over the past few years, while presenting educational seminars on common leak sources, I’ve asked property managers in attendance to raise their hands if they haven’t had to deal with a roof leak in their career. Not once has anyone raised their hand. Roof leaks are common, especially in multi-unit properties, and they can affect any building type of any age. We have encountered more-and-more condominiums experiencing multiple leak occurrences just a few short years into their lives.

Roof leaks can happen for a multitude of reasons, ranging from natural aging and deterioration, weather events, and poor-quality installation. The severity of a leak can also vary. In some cases, water may be pouring into an interior space, causing extensive damage, while in others it may materialize slowly over time. Regardless of why a leak is occurring, the following tips will help ensure your leaks are addressed most effectively and that informed, long-term solutions are implemented.

Do: Thoroughly Investigate a Leak Occurrence

There are many factors that can make diagnosing a leak occurrence and finding a permanent repair solution somewhat complicated. A roof leak isn’t always going to originate from the area directly above the affected interior space, and even when it does, there can be additional, critical findings that may be overlooked if a thorough inspection isn’t completed.

On any roof or building type, water can travel a considerable distance. Within the interior, a leak will appear at the lowest point, however, it can be travelling from distances anywhere from 10 to 100 feet away on the roof surface above, and multiple factors may be contributing to the leak. Whether a leak is travelling or not, finding the source can take time and in some cases trial and error to repair.

Another complexity that makes an investigation necessary, is when the roof system is protected, such as on an inverted or green roof. On an inverted roof, the waterproofing membrane is covered by insulation, filter cloth and gravel ballast or paving stones. Similarly, the waterproofing membrane on a green roof is covered and protected with multiple layers, including those for drainage and root protection. On both systems, the membrane can’t be seen and assessed without removing the various, protective layers. It isn’t feasible to remove the entire roof system for investigation, so instead sections need to be uncovered based on interior findings and expanded when necessary. If repair recommendations are being provided for a protected roof system that has not been exposed, those recommendations are simply a guess.

During an investigation, it’s also important to assess interior spaces between the effected leak area and the roof to help trace the source of the leak and to determine if additional remediation may be required for issues such as mold growth. Additional areas to investigate may include attics, crawlspaces, mechanical rooms, or a separate unit.

Don’t: Rely on Band-Aid Fixes

Sometimes leaks are emergencies, and the immediate goal is to stop water from entering the building at once. In these cases, it’s not uncommon to see quick fixes such as tarps, roofing cement, or various roofing sealants. While these may be helpful in the shortterm to mitigate further, immediate water infiltration, it’s important to understand that they are not permanent solutions. These temporary solutions also do not address the root cause of the leak issue. Following emergency remediation, be sure to follow-up with your roofing contractor to determine a plan for identifying the source of the leak and establishing a permanent, compatible repair solution for your roof system.

For corrective repairs, be mindful about the use of caulking as a permanent solution. While leaks can be the result of split or missing caulking, it isn’t always a compatible repair solution and can often be a temporary fix.

Do: Engage a Professional to Identify & Repair Leaks

Foregoing professional consultation on roof leaks is where we tend to see the above-mentioned band-aid solutions most often. Having someone other than a roofing professional complete any required  repairs, such as a general contractor or building superintendent, also has the greatest potential for improper repairs which can lead to further damages. At the end of the day, if the person assessing the leak occurrence and completing the repairs doesn’t specialize in roofing, they may not know what to look for or how to correctly stop the leak.

The roofing contractor you engage for your leaks should also be experienced with the type of roof at your property. Some companies specialize in one type of roofing, such as shingles or single ply systems. If the company does not have a proven history with the roof system at your building, they too can cause more harm if using incompatible products or completing improper repairs.

Don’t: Hold Off on Reporting Leaks

Putting off a roof leak can lead to potential for more widespread damages, both on the roof and within the building. During the winter months we tend to see hesitation with addressing roof leaks due to the misconception that roofing work can’t be done this time of year. While there can be limitations to roof work in winter, there are also practical solutions to ensure leaks are dealt with.

Closely monitoring the weather and scheduling investigative or repair work on clear, dry days can help to ensure work is being completed safely. For repairs, many roofing products have winter-grade versions for seasonal applications. There are some repairs that won’t be feasible in the winter, if temperatures are consistently below a certain range, however, it’s still important to diagnose the source of a leak as soon as possible to prevent further damage. In cases where permanent repairs can’t be completed, compatible temporary repairs can be applied until the weather
allows.

Do: Encourage Residents to Report Early Signs of a Leak

Not all leaks may seem like an emergency. If a leak develops slowly over time or isn’t exhibiting any visual signs it may go unreported for a long period of time. Even leaks that can’t be seen or don’t appear severe can cause extensive damage. It’s important to report a leak as soon as the first signs are noticed, whether those signs are active water infiltration, staining, blistering or bubbling drywall, soft spots or dripping sounds.

For managers, you can only report leaks that are brought to your attention. Periodically checking in with residents and encouraging them to report early signs of a leak can help prevent a minor situation from becoming major. To help identify early signs of a leak or potential water entry points, it’s ideal to complete a walk through the building following major weather events, keeping an eye out for water staining or areas where daylight can be seen from inside.

Don’t: Overlook Drainage Systems

Regardless of what type of drainage system your building has, it’s important to make sure the drains are clear and free flowing throughout the year. Drains blocked by debris, gravel ballast, foliage or vegetation growth will not function as intended and can lead to ponding water throughout roof surfaces. If there are damages or defects in surrounding areas where water has accumulated, this can lead to interior leaks. Certain blockages, such as vegetation growth, also have potential to cause direct damage, if the roots from the growth become embedded in the drain itself or the surrounding waterproofing membrane.

Leaks that result from blocked drainage and a flooded roof can also be harder to diagnose, since accumulated water is often widespread throughout the area.

Do: Complete Routine Inspections & Preventative Maintenance

Although there is no way to eliminate all leaks, completing routine inspections of the roof’s surfaces and completing any proactive, preventative maintenance is the best way to reduce their likelihood. Specific items to look for can vary based on the roof and building type, but ultimately any areas that are damaged, deteriorated, or vulnerable should be identified.

Damaged or deteriorated roof elements may include shingles, waterproofing membranes, roof flashing, or various sealants. If any of these areas have defects like splits or cracks, water can penetrate and result in a leak. Catching early signs of deterioration can also be helpful to prevent materials from becoming defunct and not functioning as intended.

Don’t: Complete Interior Repairs Before a Leak is Resolved

As mentioned, leaks aren’t always clear cut and can require trial and error to ultimately resolve. Sometimes it also takes a particular weather event for a leak to become active. If, for example, a leak is only active during periods of heavy rainfall, after having corrective repairs completed wait for the next heavy rain to ensure no further leak activity occurs before completing interior repairs. 

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Kelly MacDonald
Detail Roofing & Sheet Metal