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Leaky condo crisis
The leaky condo crisis, also known as the leaky condo syndrome and rotten condo crisis, is an ongoing construction, financial, and legal crisis in Canada. It primarily involves multi-unit condominium (or ''strata'') buildings damaged by rainwater infiltration in the Lower Mainland and Vancouver Island regions of coastal British Columbia (B.C.). In B.C. alone an estimated $4 billion in damage has occurred to over 900 buildings and 31,000 individual housing units built between the late 1980s and early 2000s, establishing it as the most extensive and most costly reconstruction of housing stock in Canadian history.〔(''BC Leaky Condos'', Conceptual Reference Database for Building Envelope Research ). Retrieved 2013-12-02〕 Similar infiltration problems have been reported in highrise buildings and schools, as well as in other climactic zones across Canada,〔(''Rotting wood framed apartments -- not just a Vancouver problem'', Chouinard, K. L. and Lawton, M. D., Conceptual Reference Database for Building Envelope Research ). Retrieved 2013-12-02〕 in the United States,〔(Condo owners' deluge of woe" ). Retrieved 2013-12-02〕 and New Zealand. Since the start of the crisis it has been commonplace to see occupied buildings draped in scaffolding and protective tarps as the problems were assessed and repaired.〔(''Leaky condos still a reality'', Nanaimo News Bulletin, April 5, 2011 ). Retrieved 2013-12-02〕〔(''Mould creeping over housing complex'', Vancouver Courier, November 20, 2009 ). Retrieved 2013-12-02〕 The crisis has caused, as a major public inquiry concluded: "a litany of horrific experiences, personal tragedies, and dashed dreams" endured by homeowners.〔(''Leaky condos still a disaster'', The Vancouver Sun, May 9, 2006 ). Retrieved 2013-12-04〕〔(''Leaky Condos, Silver Linings'', The Vancouver Sun, May 10, 2006 ). Retrieved 2013-12-04〕〔( Commission of Inquiry into the Quality of Condominium Construction in British Columbia, Chapter One, The Problem ). Retrieved 2013-12-06〕
==The problem==
The main physical problem is water infiltrating into the exterior building envelope (walls and roofs) of buildings, usually through a weather barrier (e.g. building paper or air barrier membrane) that is designed to prevent water drops to pass through, but allow water vapour through. However, problems in design, installation, and damage during construction can allow water to penetrate the walls.〔(John Eakes, Home Builder Magazine ).〕 This causes rot and delamination of exterior wall cladding and sheathing, rusting in metal wall studs, rot in the wood structure, saturation of batt insulation, and development of mould and spores inside the walls and building interior. The construction failures ranged from minor to major failure of the structural integrity of the building. Some buildings became unhealthy to occupants. Most of these buildings are low-rise, 3-4 story buildings constructed of wood-frame construction, as well as some with steel, concrete, and metal stud construction types, including highrises.〔(Leaky condo owner cry foul per stalled repair loans, CBC News, June 18, 2009 ). Retrieved 2013-12-04〕
The majority of the buildings that have experience these problems in B.C. are owned by the individual owners of the condominium units, although commercial properties and public schools have also been impacted. Many of the properties are homeowners who have been faced with correcting a problem they did not create nor by a contractor they had hired; they purchased the units either from a previous owner, a developer, or a developer/contractor. Typical repair costs are in the tens or even hundreds of thousands of dollars, resulting in significant hardship, bankruptcies, and lawsuits against the developers, contractors, architects, and others involved in the original construction and maintenance of the buildings.
In total, approximately 45% of the 159,979 condominium strata units and 57% of the 700 school buildings constructed in B.C. between 1985 and 2000 were found to have envelope leak problems.〔(Dark clouds keep rolling in on B.C.'s leaky condos, The Globe and Mail, November 15, 2008 & March 13, 2009 ). Retrieved 2013-12-05〕 It was reported in 2002 that 90% of 3-4 storey units built have serious problems and that some have undergone envelope repairs two and three times.〔(Huge nationwide repair bill for new homes with leaks, The Royal Society of New Zealand, 13 April 2002 ). Retrieved 2013-12-05〕 In 2008 it was estimated the cost to repair the damage to schools alone would be nearly $400 million.〔(Leaky BC Schools to cost millions to fix, The Canadian Press, Sunday, September 7, 2008 ). Retrieved 2013-12-02〕
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