Window leaks

written by Lo Stephen Chi-Lung (56210526)

Window leaks basically means windows losing the waterproofing function, where the
failure of the waterproofing function can easily penetrate water inside the building
through windows. Two common reasons are high relative humidity and inadequate
ventilation. In Hong Kong, usually rain water, rainfall or stormwater or other weather
conditions etc. Different from window condensation, window leaks are caused by the
dampness penetration to the interior side, classified as a condensation effect.

Figure 1: Water penetration through window leaks

Common problems may lead to affection in health problems human body, for
example mould problems. Mould growth lead to damp buildings, leaky roofs and
walls, internal and external moisture etc. Moulds produces allergens, connected to
concerns of respiratory which people may have symptoms such as sneezing, cough,
wheeze, asthma etc. It is a common phenomenon which appear on walls. Other signs
to windows such as damp patches on walls, peeling paintwork, dump and musty smell
etc. Wet material contributed to the internal part and external become a major factor.
Due to aging problems and humidity environment, the dampness penetrated through
the window leakage provides a growth of mould, destroying the finishes or water
frames, wall papers or paints. Figure 2 shows a common case where mould growth in
black stain grows on the painting, surrounding the window.
Figure 2: Black mould stain growth forming around windows in painting
surroundings

Other issues such as rusting of metal framed windows are common in Hong Kong.
Aluminium windows are mainly installed because they are considered strong and
durable. Aluminium does not contain iron or steel so it usually does not rust.
However, due to aging problems, they will rust when water penetrates as rainwater is
considered slightly acidic, having a pH lower than neutral, value of 5.6. Therefore,
prone to corrosion when exposed to extreme weathers. This may lead to rusting in
rivets or screws, hinges, or window frames.

Figure 3: Rusting of aluminium window frame and screws

Proper installation of a window door frame is important. Improper window design
may cause structural and aesthetic damage to walls and other building structure.
Structural damages like window cracks, damaged window frame, failing of opening
the window smoothly may be occurred. Improper installation, for example, window
flashing may also be an issue. Figure 4 shows the details by how to flash a window in
a proper way. Using self-stick flashing, building wrap and flashing under sill, then
apply last flashing in sides side surface.

Figure 4: Procedures of flashing a window

Dampness penetration through windows can be resulted to causes in improper

construction of windows and building fabrics, supplemented by wear and tear. With
the reference to the List of Quality Field Practices (QFP) Video Series published by
the Hong Kong Housing Society, there are listed some problems and issues. The
following are some major issues: Oversized or under-sized window openings for the
accommodation of windows, concrete walls connecting with window frames in
honeycomb situation, too many of pores for fixing and aluminium window by rivets
and screws, too many of jointing of an aluminium window frame, insufficient
watertight sealant materials when applied between window sashes and window
frames, window frames and concrete walls, no provision of concrete base for
windows of air-conditioning platforms, horizontal level of air-conditioning platforms,
not an inclined level for rainwater flowing downwards to let water through.
In the category of wear and tear, the causes are less than improper construction of
windows, including by causes contributing to the problem of window leaks by
defective sealing materials between window sashes and window frames, and between
window frames and concrete walls due to a thermal expansion and contraction,
defective gaskets, deformed window frames and broken or cracked window sashes.

Figure 5: Damaged window frame

Other installation problems such poorly installed windows or breaks in flashing,

allowing water infiltration is and issue stated above. However, the window glazing
sealant, using the wrong materials may be a problem. A window glazing sealant is
mostly weather proof, air and water-tight, when there is broken or missing caulking
this is used to fix the caulking.

Figure 6: Proper installation in flashing

Figure 7: Window glazing sealant

The housing design is an issue, but comprehensively less comparable to the above
factors, the design is mostly structured unless in private buildings and departments. In
some situation in private buildings, there are lack of overhangs to drain off rainwater.
Also, the fascia is improperly angled with a problem with accumulating water.

Figure 8: The location of fascia and soffit

Falling windows is very common in Hong Kong and accidents are easily to get with
the addition in aged buildings in residential areas. Due to Hong Kong’s weather with
a high humidity and proximity to the sea, despite the frequent inspections and regular
maintenance delivered by building authorities, we have to prevent accidents and focus
on personal safety as well. One case study delivered in 2019, a mainland Chinese
tourist was killed in busy shopping district in Tsim Sha Tsui after a window fell from
a five-star hotel, prompting calls to step up further checks. Under a high-dense city, it
is hardly to prevent sudden accidents, especially falling windows. Although the
government has delivered laws requiring strict inspection, it happens that a spate of
falling windows with a decade highlighted concerns that dangers of aged building
posed to public safety.
In terms of inspection of windows, carried by the secretary for development, Carry
Lam Cheng Yuet-ngor, now the Chief Executive of Hong Kong, she launched the
programme of covering aspects of building safety and schemes. Usually the window
inspection is conducted while building the house, or under the Mandatory Window
Inspection Scheme developed by the Buildings Department in over ten years of age of
building, building owners have to carry out prescribed inspection and supervise the
prescribed repair works where necessary, and inspection should be done every five
years.

Knowing the issue of the problems of window leaks and one of the major inspections
of Mandatory Window Inspection Scheme development by the Buildings Department,
another important document is the Practice Note for Authorized and Registered
Structural Engineers, (PNAP 248/APP-116) in 2006, reissued under new
categorization in 2009. This Practice Note stated the safety concern as falling of a
dislodged casement from a height can be catastrophic in densely populated areas. The
large windows are stipulated in PNAP 239, where structural design is submitted to
BA for approval. The following design and installation requirements are given out:
windows members, transoms and mullions together with the glass panes should be of
adequate and strength based of consideration of height, location and orientation;
windows frames should be securely and rigidly fixed in place to window openings in
walls; fixing lugs if adopted should be of stainless steel or hot dip galvanized steel
having a minimum material thickness of 1.5mm and be placed at 300mm centred
maximum; adequate site supervision provided to check all fixing lugs are all properly
fixed; structural members of window section should have a minimum aluminium
thickness of 2mm and the depth of the mullion section shall not be less than 38mm;
hinges and fastening mechanisms adopted in the installation should be able to
withstand the positive and negative pressured due to design wind conditions when
closed, adequate size and strength commensurate with the size of the window;
maximum of the sash should be 700mm to ensure strength and rigidity of side hung
casement windows.

In terms of water seepage, besides safety consideration, the water leakage from
window poses undue nuisance to the occupants. One problem stated by the AP and
RSE detailing the window design is that poor workmanship is a major cause of the
problem. To minimize the possibility of corrosion due to accumulation of water, the
top member of a window frame should have a built-in projecting fin with a drip nose
to prevent water ingress into the window frame. A water tightness test is advisable to
perform field water test on the installed aluminium window to ensure water tightness
and quality of the completed window unit.
For the prevention and remedial methods, details will be given below, they are
maintenance and repair, replace caulking, check the window frame, fix leaky
plumbing by moulds, replace sealant and strips, full-frame replacement, and
contractor must ensure the flashing and sealant procedures are followed.

1. Joint sealant, details in Figure 9

Figure 9: Location of joint sealant

Figure 9b: Window leakage between glass and sealant, usually at corner edges.

Solution: By using a weather strip through window sash and window frame.
Figure 10a shows a picture of weather strip. For the strip gaskets, a rubber seal is
used around the window frames. Figure 10b shows a picture by how to replace the
internal glazing gasket.
 Figure 10a: Weather strip

Figure 10b: Rubber sealant

2. To solve defective sealing materials between window sashes and window frames,
or window frames and concrete walls, leaks at the top, bottom or side of the
window

Figure 11a: Window leaks between interface between window frame and concrete
surface
Figure 11b: Leaks at top, bottom, side of window

Solution: Replace the defective gaskets, such as inflexible and loosened parts,
creating window seams allowing water to penetrate through seams. If worser cases,
should install a new window frame and new window panes, due to aging problems of
window or structure, or impossibility to repair certain deformed windows frames
caused by problems of factors.

3. Leaks around window sash or window frame, or coming from windows itself.
Figure 12a shows an example of structure of windows.

Figure 12a: Detail structure of windows

Solution: Install new window sashes of the same type, dimension and the
thickness, measurements should follow the old or broken ones, which fit inside the
window, preventing water seepage through fenestration. Figure 12b shows an
installation of a window sash.
 Figure 12b: Installation of window sashes

4. Rusting of window frame

Solution: Spray water or vinegar and polish the recess of rusting part of window
frame, filming a thin film of varnish layer to the aluminium frame. Coat the
window frame with paint or sealant.

5. Replacing caulking in windows,

Method: Using a long last protection around windows, choosing a high-quality

caulk made from silicone or polyurethane. Remove old caulk and use the right
applicator, applying enough product, add backer rod if necessary, inside gaps.

Figure 13: Window caulking

6. Check and seal windows, loose glazing

Method: Determine type of window seals, check by visual inspection in points

where window meets the wall and window sash meets the frame, gaps or light
represent the failure to sealant. Other visible indicators such as no sealants, having
cracks or loose can be checked. After check of drafts, apply the fixing by checking
the caulk and window frame, glazing around window frames. Loose glazing
should use a putty knife to remove hardened glazing. Installing the new glazing,
cleaning the surfaces and compress the glazing into tubs or tubes, then apply the
caulk.

7. Full frame replacement

Method: Install window after removing existing frame and sashes. When existing
windows are completely removed down to studs and directly apply the new
window installed in opening. Although it consists of higher costs and requires
removal of interior, exterior trim, higher cost, it allows better inspection and repair
water damage with range of flexibility to replace with unique style.

8. Contractor must ensure flashing and sealant procedures are followed

Solution: In terms of insufficient waterproof grouting or oversized window

opening occurring in common buildings in Hong Kong, with the addition gaps
between window frame and concrete wall, the building construction should be
ensured that the contractor must fulfil the flashing and sealant procedures
provided by the Buildings Department in the installation of Aluminium Windows.
Formwork should be accurately set out or using proper metal formwork. Fixing
the Prevention of Water Seepage can be followed by the Buildings Department in
APP 116, preventing water penetration into window frames and minimizing the
chance of accumulation or corroded.

Conclusion

To conclude, window leaks are a serious issue and very common in Hong Kong.
Certain factors, problems, solutions and recommendations of window leaks have been
discussed, although this issue of leakage cannot be fully solved because of aging
factors, certain repairment and procedures can be delivered to develop a better
remedial measure. Regular maintenance and repair works can be better developed in
the future in the industry.

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Reference

1: Mandatory Window Inspection Scheme, Buildings Development

https://www.bd.gov.hk/en/safety-inspection/mwis/index.html

2: Ng, N. (2019). Falling windows in Hong Kong: why is inspection so important,

what causes panes to drop and how can accidents be prevented? South China Morning
Post.

https://www.scmp.com/news/hong-kong/society/article/2183375/falling-windows-
hong-kong-why-inspection-so-important-what

3. Practice Note for Authorized Persons and Registered Structural Engineers PNAP-
248. Buildings Department

https://www.bd.gov.hk/doc/en/resources/codes-and-references/practice-notes-and-
circular-letters/pnap/signed/APP116se.pdf
Self-Assessment
Written by Lo Stephen Chi-Lung(56210526)

Window leaks are a serious issue in Hong Kong. By losing the waterproofing
function, where the failure of the waterproofing function can easily penetrate water
inside the building through windows. Hong Kong is a high relative humidity city so
water seepage and leakage are common. When typing this report and doing the
presentation, I have learned the factors, problems, solutions and recommendations of
window leaks, although this issue of leakage cannot be fully solved because of aging
factors, certain repairment and procedures can be delivered to develop a better
remedial measure.

In this topic of window leaks, thanks to the Chief executive, we now have the
Mandatory Window Inspection Scheme developed by the Buildings Department in
over ten years of age of building, building owners have to carry out prescribed
inspection and supervise the prescribed repair works. This scheme did give out
positive outcomes and lots of windows have been repaired under the scheme, but in
longer terms, although we cannot control the extreme weather, we can still figure out
some visual problems and inspections by checking and repair. Window frames and
external wall issues should be done by professional workers by reapplying the
waterproofing in a better finish.

I look forward to better workmanship in the future construction industry. The

inspection and repairing methods will be better with full knowledge observed. In
recent years, the building industry has developed and becoming more modern with
even safe and effective methods. Regular maintenance and repair works can be better
developed in the future in the industry. To seek the future in the long term, I believe
no matter in improper construction or supervision in building materials, I can get
more familiarized in different components in acquisition of knowledge, therefore
using the knowledge I learnt and develop outcomes by telling the factors and
problems, being the supervisor through the knowledge in the in-depth report.

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