Waterproofing failures are emerging as a costly long-term issue for Malaysian property owners, with leaks and moisture damage often surfacing months or years after construction work is completed.
Industry estimates suggest up to 80% of building defects in Malaysia are linked to waterproofing failures, while recent surveys found that nearly nine in 10 Malaysian homeowners have experienced water leakage in their properties.
Tay Sze Tuck, General Manager of Nippon Paint Malaysia, said the problem was rarely caused by a single failure point and could instead stem from incomplete systems, improper application, inadequate understanding of environmental conditions or short-term cost-cutting decisions.
“Most waterproofing issues are not caused by one single failure point. They are usually the result of incomplete systems, improper application, insufficient understanding of environmental conditions, or decisions made with short-term cost considerations instead of long-term performance in mind.”
The financial impact can also emerge long after a building is handed over, when defect liability periods have ended and repair costs fall on property owners, joint management bodies, asset managers and maintenance teams.
Ishak Ismail, President of The Malaysian Institute of Property and Facility Managers (MIPFM), said property managers often inherit waterproofing problems from decisions made during the construction stage.
“One of the biggest challenges in property management is that waterproofing failures rarely become apparent immediately. By the time a building is handed over to a property manager, many construction decisions have already been locked in, yet the consequences of poor waterproofing systems may only surface months or even years later.”
He said addressing the issue required greater technical understanding and collaboration across the design and construction stages.
“Building managers ultimately inherit these challenges. That’s why waterproofing requires greater technical understanding, better collaboration from design through construction, and a stronger emphasis on doing it right the first time if we want to protect the value of our buildings.”
The issue is particularly significant for flat roofs, which face continuous exposure to weather, ultraviolet radiation and standing water. Aaron Ang, Senior Manager of the Waterproofing Division at Nippon Paint Malaysia, said the right waterproofing system had to be selected according to the intended application.
“Flat roofs are among the most challenging waterproofing areas for buildings because they are continuously exposed to harsh weather, UV radiation, and ponding water. That’s why we used flat roof applications during our technical demonstrations, featuring systems such as NippoGARD M4000-TA and NippoSEAL Flex 200 Fibre Pro, to show participants the importance of selecting solutions that are appropriate for the intended application.”
He added that the industry needed to address common shortcuts in material selection and application, while ensuring proper surface preparation and adherence to complete waterproofing systems.
Waterproofing failures can extend beyond repair bills, potentially disrupting business operations, affecting tenant and customer confidence, accelerating building deterioration and increasing long-term capital expenditure.
Persistent moisture can also corrode steel reinforcement, weaken concrete structures and contribute to mould and dampness that affect indoor environments.
Tay said the industry needed to move away from a “fix later” approach and place greater emphasis on preventive maintenance and long-term performance.
“Waterproofing should not be viewed as a cosmetic repair issue. It is fundamentally about protecting the long-term performance, safety, and value of buildings. Through practical workshops and technical engagement sessions, we hope to equip stakeholders across the building lifecycle with the knowledge needed to make better decisions before problems arise, rather than after they become costly.”
