Overview
Water intrusion is the slow, expensive failure mode of a South Florida building. Below-grade walls, plaza and podium decks, balconies, walkways, expansion joints, and garage slabs each fail differently. Boards often first see a leak, but the entry point is rarely where the stain appears.
Greenberg Advisory manages waterproofing as its own discipline: review the assembly, level bids on equal product systems, track installation against manufacturer requirements, coordinate field testing, and coordinate warranty closeout. Waterproofing may overlap with restoration, but the failure points, products, and inspection regime are different.
What’s Included
Pre-Construction
- Leak investigation and water-intrusion diagnosis: finding the entry point, not just the symptom
- Scope definition by assembly: below-grade walls, plaza and podium decks, balconies and walkways, expansion joints, and garage slabs
- Product-system selection and specification review: sheet membrane, liquid-applied membrane, traffic coating, expansion-joint systems, and sealants
- Contractor pre-qualification, RFP development, and apples-to-apples bid leveling
- Reserve and special assessment alignment so funding is in place before contract execution
During Construction
- Schedule of Values review and pay-application recommendation: every draw reviewed before it reaches the Board for approval
- Substrate-preparation and moisture conditions tracked before any membrane or coating is applied
- Manufacturer field inspections coordinated and tied to the warranty
- Change order analysis for concealed conditions exposed once assemblies are opened
- Flood testing and adhesion review before the work is covered
- OAC meeting facilitation, minutes, and decision tracking
Closeout
- Final inspection, punch list development, and verification
- Manufacturer warranty issuance confirmed and registered in the association’s name
- Lien releases with contractor and subcontractor final waivers
- Warranty, product data, and maintenance documentation turned over to the association
- Final reconciliation against contract value
Common Questions
Why does water show up far from where it actually leaks in?
Water tracks along a building's decks, joints, and walls and surfaces wherever it finds an opening, often rooms away from the entry point. Chasing the stain instead of the source is how associations pay twice for the same leak.
What's the difference between waterproofing and concrete restoration?
Restoration repairs the structure; waterproofing keeps water out of it. The failure points, products, and inspection regime are different, so Greenberg Advisory runs waterproofing as its own discipline even when the two overlap on one project.
Who issues the waterproofing warranty, and who holds it?
The manufacturer issues it, and it should be registered in the association's name, not the contractor's. Greenberg Advisory coordinates confirmation that the system is installed to the manufacturer's requirements and that the warranty is properly issued and turned over at closeout.
Why does waterproofing need independent inspection during installation?
Most of the work gets covered up: membranes, coatings, and prepared substrates disappear under finishes within days. Verifying substrate prep, moisture, and flood testing before cover-up is the only point where a defect is cheap to catch.
Does Greenberg Advisory do the waterproofing work?
No. The contractor performs the work. Greenberg Advisory coordinates the defined assembly, levels the bids, tracks the installer against the manufacturer's spec, and coordinates warranty closeout on the association's behalf.
When to EngageAt the first leak, or before. Water tracks far from where it enters, and early independent review reduces the risk of paying twice for the wrong repair.
Certification and statutory compliance rest with the engineer, architect, or other retained professional of record; Greenberg Advisory reviews, tracks, and recommends, and does not certify, approve, or replace those roles.
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