UNDERSTANDING ASTM E2128: A SIMPLIFIED GUIDE

1. Scope & Purpose

• The guide defines water leakage as any water infiltration that exceeds a wall’s resistance, temporary retention, or drainage capacity, leading to deterioration or performance failures.
• It applies to all wall types and materials.
• Investigative techniques can be intrusive, disruptive, or destructive, necessitating repair planning.
• The guide does not cover roof leakage, below-grade leakage, or condensation issues.

2. Systematic Evaluation Approach

ASTM E2128 follows a structured sequence of activities to ensure a rational and comprehensive analysis:

Step 1: Review of Project Documents

• Assess architectural and engineering drawings, specifications, shop drawings, and revisions.
• Review referenced codes and industry standards.
• Examine material submittals, test reports, warranties, and maintenance records.
• Consider construction bulletins, RFIs, change orders, and other records for potential modifications.

Step 2: Evaluation of Design Concept

• Identify specified water resistance performance in project documents.
• Assess design efficacy, including component integration, tolerances, and material compatibility.
• Compare design criteria with actual exposure conditions.

Step 3: Determination of Service History

• Identify patterns of leakage occurrence, frequency, and severity.
• Consider building occupancy conditions and HVAC influences.
• Review past maintenance and repair efforts.
• Correlate leaks with weather conditions such as precipitation rates and wind-driven rain.

Step 4: Inspection

• Inspect the as-built conditions to verify component integration.
• Evaluate current conditions, noting visible signs of leakage, material degradation, and workmanship issues.
• Identify possible water paths using methods such as moisture meters, borescopes, and thermography.

Step 5: Investigative Testing

• Controlled water testing is performed to recreate leaks under simulated conditions.
• Tests include the following:
• Surface Flow Tests (wetting the wall without air pressure)
• "Hose Testing" per AAMA 501.2
• Wind-Driven Rain Simulation (pressurized chamber tests like ASTM E1105, BEAM03)
• Hydrostatic Testing (flooding a contained area to measure leakage)


• Selective masking may be used to isolate specific components.
• Leak tracing techniques include smoke pencils, theatrical fog, absorbent materials, and dye injections.

Step 6: Analysis

• Systematic review of gathered information to determine:

•  Wall properties

•  Leakage causes and mechanisms

•  Common failure patterns

• Evaluation should distinguish between performance-related issues and localized defects.

Step 7: Report Preparation

The final report should contain:

• A title page with project details
• An executive summary of findings
• Scope and limitations of the investigation
• A detailed description of evaluation activities
• Data analysis and identified causes of leakage
• Recommendations for remediation

3. Common Wall Systems & Considerations

The guide includes evaluations for different wall types and materials, each requiring specific considerations:

Masonry Walls

• Water penetration through mortar joints, cracks, or material absorption.
• Drainage walls (cavity walls) vs. barrier walls.
• Importance of flashings, weeps, and parge coats.

Windows & Curtain Walls

• Evaluation of glazing seals, frame joints, gaskets, and drainage systems.
• ASTM E1105 and AAMA 501.2 are commonly used test methods.

IFS (Exterior Insulation and Finish Systems)

• Two types: Barrier EIFS (relies on exterior sealing) vs. Water-Managed EIFS (includes concealed drainage).
• Inspection for lamina cracks, sealant failures, and improper substrate conditions.

Stucco & Cement-Based Systems

• Assessment of control joints, weep screeds, and embedded flashings.
• Issues like cracking from shrinkage or thermal movements.

Wood & Fiber Cement Siding

• Importance of overlaps, flashing integration, and sealant joints.
• Material degradation due to moisture absorption and freeze/thaw cycles.

Conclusion

ASTM E2128 provides a structured, systematic approach to diagnosing water leakage in building walls, ensuring that investigations are comprehensive, evidence-based, and technically sound. By following a methodical sequence—document review, design evaluation, service history analysis, inspection, testing, and analysis—investigators can accurately identify leakage sources and underlying causes. The guide is not intended for preconstruction quality control but serves as a critical tool for forensic evaluation and remediation planning in existing buildings.

The standard emphasizes that water leakage is often multifactorial, requiring a holistic evaluation of wall system performance, material interfaces, and environmental conditions. Testing methodologies, including ASTM E1105 and AAMA 501.2, provide controlled conditions for recreating observed failures, helping to isolate water entry points and validate hypotheses. Findings should be documented comprehensively, with clear conclusions that support remediation recommendations.

ASTM E2128 is widely recognized as the industry standard for water leakage evaluation, serving building owners, forensic consultants, architects, and contractors engaged in diagnosing and resolving water infiltration issues. Its structured methodology enhances the reliability of investigations, supports informed decision-making, and ultimately improves the long-term durability of building enclosures.

Takeaways

• Comprehensive Investigation: The guide ensures a step-by-step evaluation, from document review to testing and analysis.
• Testing Methods Matter: Water testing should replicate real-world exposure rather than simply conforming to design criteria.
• Leak Causes Can Be Multifactorial: Leak sources often involve multiple components, requiring an integrated assessment.
• Documentation is Crucial: A thorough reporting process ensures findings are defensible and can be used for legal or remedial purposes.