Water coming in around a window is rarely the window's fault. Engineers trace the path: frame, sealant, flashing, and the interface where the assembly meets the wall. We find what is failing and tell you whether to repair or replace, with a sealed report your council can act on.
Fenestration is the collective term for windows, sliding doors, and entry doors in a building envelope. Each assembly has a frame, glazing unit, hardware, and a perimeter seal that connects it to the surrounding wall. Every component affects how water and air move through the building.
Where a window or door meets the cladding, sheathing, or framing is where most failures begin. Sealant that has hardened or shrunk, flashing that was installed without the right overlap, or a gap left by a previous repair can let water track into the wall cavity long before it appears inside a suite.
Fenestration sits inside the building envelope. Condensation on frames, air leakage at perimeter seals, and water infiltration at sill or head conditions are building science problems. Engineers look at the whole picture, from the window assembly to the wall it passes through, not just the unit itself.
Fenestration work ranges from a targeted investigation of a single problematic elevation to a building-wide condition assessment ahead of a full replacement program. The scope is set on the first call and confirmed before any site visit.
How we work
An engineer learns where water is entering, which elevations are affected, and whether the council is planning a targeted repair or a full replacement program. Scope and deliverables are agreed before anyone visits the site.
Engineers walk the elevations and inspect assemblies up close, tracing any water or air infiltration to its source. Sealant conditions, flashing details, and the interface between the frame and the wall are all documented photographically.
Findings are organized by severity and by assembly. Engineers recommend repair or replacement for each condition and, where a replacement program is being planned, develop the specification and sequence that fits your council's budget and schedule.
The final report is EGBC-sealed and covers every deficiency found, every recommendation made, and the full remediation scope. Where a replacement program tender is required, sealed specification documents are included so contractors have a consistent basis for pricing.
Replacing windows without addressing the interface condition leaves the leak path open. Engineers who understand the full envelope assess the sealant, the flashing, and the wall construction behind the frame before recommending a fix, so the council acts once and the problem stays solved.
Water coming in around a window is rarely the window's fault.Window and door engineering, BC strata
Both paths are legitimate. The right answer depends on the condition of the assembly and the interface, not on a default recommendation. Engineers give the council a clear basis for the decision.
Often the right call when the frame and glazing unit are sound but the perimeter sealant, flashing, or interface detail has failed. Targeted remediation costs less and disrupts fewer residents than a full replacement program.
Needed when assemblies have reached the end of their service life, when frames have failed structurally, or when a building-wide upgrade is the most cost-effective path. Engineers specify the replacement scope, assist with tender documents, and can phase the program to match the council's budget cycle.
"The team at Strata Engineering have worked tirelessly on a number of projects I've assigned to them to deliver the best possible results. Their knowledge and professionalism have encouraged me to refer them to my peers and use them regularly."
"I have always trusted Strata Engineering to handle the engineering needs of my portfolio; everything from general questions to major projects. I highly recommend them to anyone who wants confident solutions to their needs."
"Strata Engineering has always gone above and beyond when I have engaged their services. They are both accommodating to client schedules and leave no question unanswered, leaving me and my strata with peace of mind."
If yours is not covered, ask us. We will answer on the phone before anyone sends a proposal.
That depends on the condition of the frame, the glass unit, the sealant at the perimeter, and how the window connects to the wall assembly. An engineer assesses each element and gives you a recommendation based on what they find, not a default position. Repair is often the right call; replacement is sometimes unavoidable.
Windows, sliding doors, entry doors, and the critical interface where each assembly meets the wall or envelope. That includes the frame, glazing, seals, flashings, and any sealant or caulking that controls water and air movement at the perimeter.
Most window leaks in multi-family buildings originate at the interface between the frame and the wall, not at the glass. Failing sealant, inadequate flashing, or a gap where the window head or sill meets the cladding system lets water in. An engineer traces the path and confirms the source before recommending a fix.
Yes. Engineers can help your council prioritize by elevation, by condition severity, or by budget cycle. A phased program specification lets you tender work in manageable batches and gives contractors a consistent scope to price against.
Directly. Windows and doors are penetrations through the building envelope, so the sealant detailing, flashing, and interface design are building science problems, not just window problems. When envelope and fenestration work is scoped together, the same engineer can address both without gaps or contradictions in the remediation plan.
Yes. Engineers at Strata Engineering are EGBC members and can seal specifications and tender documents for window replacement programs. A sealed scope gives your council confidence in the document and gives contractors a clear basis for pricing.
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Fenestration sits inside the building envelope. When the wall and window need to be addressed together, engineers scope both under one engagement.
Envelope consulting →
Window and door deficiencies found during a 2-5-10 warranty review are documented and supported with engineering evidence before the window closes.
Warranty reviews →Start with a twenty-minute scoping call. An engineer learns the building and returns a clear proposal covering the inspection and sealed report your council needs to act.