By Rob Paddock
Inspections and maintenance of sealants are essential for optimum performance.
When a contractor is hired to review the condition of the sealants on your scheme’s building, they should carry out the following basic steps:
1. Inspection – to review the sealant joints for five main signs of failure:
improper installation – a wide range of symptoms that could lead to problems
loss of elasticity – sometimes indicated by loss of flexibility
loss of adhesion – the sealant is separating from the surfaces to which it was applied
loss of cohesion – visible cracks or splitting within the sealant itself
weathering – could include, for example, blistering, chalking, discoloration or cracking
2. Cleaning – to remove mildew and dirt.
For some sealants, the accumulation of mildew and dirt may impair the product’s ability to perform its function. Most sealants, except for silicone, are reasonably resistant to dirt pick-up. Alcohol based cleaners should not be used for silicone sealants; a mild soap and water solution is usually adequate.
3. Touch-ups – to repair minor gaps in the sealant.
Touching-up of problem areas is not a long-term solution. This is because applying a sealant over an existing sealant (even a compatible product) will result in an inferior seal compared to the original installation. Touch-ups should be recognised for what they are –temporary measures to prolong the life of the existing sealant until a more permanent solution (involving replacement of affected areas) can be scheduled.
4. Replacement – when a significant portion of the sealant in a given area shows signs of failure, or when the sealant has lost its flexibility, it is time to consider replacing the sealant.
Different areas of the building envelope may require replacement of the sealant at different times, depending on exposure to weather. For example, sealants usually break down more quickly when exposed to sunlight, so the sealant on the north side of the building (which is exposed to more sun) may require replacement long before the sealant on the south side of the building shows any signs of problems.
Sealants should be reviewed every year or two. The action taken at that point – cleaning, touch-up, repair or replacement – depends on the observed condition of the sealant. Because there are so many different types of sealants and many causes of sealant failure, the inspection and maintenance should be carried out by professional contractors.
Generally, do not try to extend the service life of the sealant past the manufacturer’s recommended interval. Go for quality. In most cases, using the best quality materials will lower future servicing and repair costs.
Rob Paddock is a property developer from Paddocks, specialist sectional title training firm. The upcoming UCT sectional title development course will be held in Johannesburg from March 29 – 31. This year there are three presenters: Prof Graham Paddock, an authority on sectional title law and practice; Clint Riddin, a specialist sectional title accountant; and Biff Lewis, an authority in the field of sectional title surveying. Call Kate on 021 685 4775, email kate@paddocks.co.za or visit www.paddocks.co.za.
