External Wall Leakage Repair
External Wall Leakage Repair
one might assume that external walls are at less risk of water leakage than roofs. This is not true, as several other factors contribute to water penetration into walls: wind-driven rain, cumulative weight of water droplets and wear & tear over time.
Like other forms of water leakages, penetration via the external wall is usually only noticed after substantial damage has occurred. As such, we recommend that you engage our ProSeal professionals to conduct a non-obligation evaluation for your external walls when there are signs of water seepages.
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FAQs
What causes external wall leaks in Singapore?
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.
How do I tell if water is coming from the external wall?
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.
Who pays for external wall leakage repair in condos?
In Singapore condos, the MCST pays for external wall leakage repair because external walls are common property under the Building Maintenance and Strata Management Act (BMSMA). 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.
How is external wall leakage repaired?
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.
Can external wall leaks be repaired from the inside?
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.
Do MCST approvals affect external wall repair work?
Yes. MCST approvals are mandatory for any external wall repair on Singapore condos because external walls are common property under the BMSMA. 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.