Damp patches near windows, bubbling paint or stains that get worse after rain? We find where rain is getting into the wall and seal it from the outside, using rope access for walls above three storeys.
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bizSAFE StarWind-driven rain forces water through hairline cracks in the render, failed sealant around windows and aircon pipes, and gaps at expansion joints. The damage usually shows inside long after water first got in, so a stain near a window is often older than it looks.
Old silicone around windows and aircon penetrations is cut out and replaced.
Polyurethane resin is injected into cracks in the render or concrete to seal the water path.
An elastomeric waterproof coating goes over the repaired area, then matched paint.
Walls above three storeys are repaired by rope access, so no scaffolding is needed.
External wall leaks in Singapore are caused mainly by wind-driven rain forcing water through hairline cracks in cement render, failed silicone sealant at window perimeters and aircon piping penetrations, expansion joint failure between facade panels, and degraded paint coatings on exposed elevations. Tropical UV breaks down sealant and paint within 5 to 8 years, faster than in temperate climates.
An external wall leak only appears after rain and dries within 24 to 48 hours; an internal pipe leak runs constantly regardless of weather. Look for staining on the inner wall closest to a window, aircon condensate piping, or facade joint, with water tracking diagonally downward from a higher point. Pipe leaks usually leave mineral deposits or chalky efflorescence.
In Singapore condos, the MCST pays for external wall leakage repair because external walls are common property under the Building (Strata Management) Act. Repairs are funded from the management fund or sinking fund. Individual unit owners cannot unilaterally engage contractors; the work must be approved and arranged through the MCST and managing agent.
External wall leakage repair follows four steps: identifying the entry point through stain mapping or water-spray testing, sealing the source with sealant replacement, polyurethane crack injection, or re-pointing damaged render, applying an elastomeric waterproof coating over the affected area, and finishing with matched paint. Rope access is used for work above 3 storeys to avoid scaffolding.
External wall leaks can sometimes be slowed from the inside using polyurethane (PU) injection grouting through pinholes drilled into the wall, but this is only a temporary fix. Permanent repair requires sealing the original entry point on the external face, because indoor sealing traps moisture inside the wall and accelerates concrete spalling and rebar corrosion behind the plaster.
Yes. MCST approvals are mandatory for any external wall repair on Singapore condos because external walls are common property under the Building (Strata Management) Act. The MCST must approve the contractor, work scope, rope access setup, insurance coverage, and working hours. Unauthorised work can void warranties, trigger fines, and create liability disputes if damage occurs to neighbouring units or property below.
