Beauty May Be Only Skin Deep – Transition Studies
Subtle defects will often not show up as leaks within a year or two on visible building surfaces, but hidden damage to the sheathing may be occurring and can manifest years later.
Water-damaged wood sheathing under building wrap.
Transition studies can be viewed, in simple terms, as a large-scale house inspection. The first step a new condominium board should take is to retain legal counsel experienced in construction law to guide them through the process of negotiating a settlement with the developer to address identified defects. Developers generally aim to deliver quality buildings, and most warranty claims are resolved out of court. However, the process is a legal one and is best navigated with experienced counsel.
Given the complexity of modern multi-family construction, it is essential to retain a qualified engineering or architectural firm to perform the transition study. The consultant should be recognized as an expert in the eyes of the court. While it may be tempting to rely on knowledgeable individuals within the community, they may be perceived as biased and could complicate the process.
Unsealed window head flashing under EIFS.
Transition studies often lack depth, sometimes because consultants are selected based on low cost rather than experience or scope. As a result, associations may accept buildings with defects that were never identified or corrected. While no study can uncover every issue without dismantling the building, intrusive investigation—such as removing sections of siding, brick, soil, roofing, or windows—can reveal critical information about construction quality. Most defects are hidden behind finished surfaces.
Constructing a building requires coordination among many trades and involves countless decisions. At times, inconsistencies arise. Installation details may change due to circumstances during construction, often with good intentions, but sometimes resulting in questionable outcomes. Intrusive studies frequently uncover missing components or deviations from industry standards beneath an otherwise attractive façade. In other cases, they confirm proper construction, providing reassurance and a better understanding of the building’s quality.
Decayed wood beneath the façade.
Leaking windows are often not caused by the window units themselves, but by installation errors or missing flashing components required by building codes. To properly evaluate conditions, sections of siding, EIFS (Exterior Insulation and Finish System), or brick should be removed to inspect flashing details and sealing methods.
Transitions between brick veneer and siding (vinyl or wood) are common points of water intrusion due to missing or poorly coordinated details between trades. For example, the weather barrier behind brick may not be properly lapped or sealed with the barrier behind siding. Small defects—such as an unsealed dryer vent—may not produce visible leaks initially, but can lead to significant hidden damage over time.
Window head flashing installed over house wrap instead of beneath it.
Sampling should be conducted in both problem areas and locations that appear to be performing well. This approach helps identify patterns, determine root causes, and assess whether issues are isolated or systemic. It can also provide reassurance when construction is generally sound and defects are limited in scope.
The cost of correcting warrantable defects can reach hundreds of thousands of dollars or more. In comparison, a comprehensive transition study represents a relatively small investment. Even for associations with limited budgets, a targeted intrusive study is strongly recommended and is money well spent to ensure the building performs as intended.