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Lesson 03

Where buildings actually leak

Learn how water management and control-layer continuity work where assemblies meet.

Junctions deserve careful attention because control layers must connect across changes in geometry and material. Leaks can also occur through the field of a wall; the model focuses on junctions to make these connections visible.

The rule that governs every junction

Each control layer has to get from one assembly to the next. The Atlas uses three simplified labels:

  • Carry straight through — the layer is continuous across the junction
  • Hand over by lapping — one layer overlaps the next in the direction water travels
  • Be interrupted — the layer stops, and something else must take the job
Trace water through a window sill

Interruption is not a defect. A window interrupts every layer in a wall, and that is fine — the frame takes over. What is not fine is an interruption where nothing takes over.

Lap direction decides everything

At a window head, water running down the wall has to be thrown out over the window. That depends on one thing: the barrier above laps over the flashing, not under it.

Look at the head

Get it backwards and the flashing collects water and delivers it into the wall. That can defeat the drainage strategy, and the lap is concealed once the cladding is on.

The same rule, one storey up, governs where the roof meets the wall.

Roof to wall

Not every junction is about water

Switch the layer you are tracing and the same junction tells a different story. At the floor edge, water passes by on the outside without incident — but the air barrier stops dead.

Follow air through the floor edge

Where the ground meets the building

At the bottom of the wall, two separate water systems meet and must not connect. The wall drains down its cavity and out at the base. The foundation sheds groundwater sideways into the perimeter drain. Bridge them — with cladding carried down to the soil, or a cavity closed off at the bottom — and the wall wicks from the ground.

Wall to foundation

Check yourself

A head flashing is installed, but the weather-resistive barrier above it was tucked underneath instead of lapped over. What is the result?

The one layer that must never be interrupted

Every control layer in this lesson is allowed to stop, as long as something takes over. Load is the exception. It has to reach the ground, continuously, through every junction it passes.

Watch load find the ground

That is why the hardest details are the ones where structure passes through the enclosure — a balcony slab, a deck ledger, a beam landing on a foundation wall. The layer that cannot be interrupted is running straight through the layers that would rather it did not.

See it at a balcony

What this means when you are looking at a house

A sidewalk view cannot establish the condition of concealed wall layers. Look for visible clues at junctions — under windows, at the base of the cladding, at the eaves, where a deck meets the wall. Visible staining or distortion can justify further investigation, but an absence of visible damage does not establish that the wall is dry.

About Academy content. The Building Atlas is general education about how buildings are assembled. It is not design, engineering, or code-compliance advice. Archetypes are illustrative teaching composites, not any specific property, and code references are pointers for further reading — not a substitute for the current BC Building Code or your authority having jurisdiction. Performance overlays are conceptual illustrations, not engineering analyses.

HOMS Real Estate Services Corp. is a technology, intelligence and multidisciplinary services company and is not a licensed real estate brokerage.Licensed real estate trading services are provided by Moji Dargahi, licensed real estate professional with Royal Pacific Realty Corp.HOMS is not an engineering firm: analysis outputs are preliminary screening estimates for informational purposes and are not sealed engineering documents. Tool outputs are estimates for informational purposes only and do not constitute an appraisal, recommendation, financial advice or legal advice.