2025 BES Session: Case Study on Insulated Concrete Form Panel Waterproofing Failures (Williams)

Course Overview
This session was originally presented at the 2025 IIBEC Building Enclosure Symposium in St. Louis, Missouri.  This course includes the following components:

• recording of the live session
• a summative assessment consisting of 10 multiple-choice questions
• two surveys required to claim continuing education credit

Description

Insulated concrete forms (ICF) are becoming increasingly popular for custom homes and DIYers. However, details can be hard to find, and many trades may be unfamiliar with their unique requirements. This presentation will explore a case study on construction defects in a newly built $1.3 million home with insulated concrete forms. This session will provide an overview of the process, from the first leak detection all the way through to litigation. We will discuss a review of the different types of testing that took place, such as nondestructive, leak detection, mold, blower door, infrared thermography, and destructive testing. The general contractor, who was new to building with ICF panels, made one major mistake: assuming the panels were effectively airtight and watertight. The significant defects included poorly installed foundation waterproofing, failure to flash the window/door rough openings, failure to install through-wall flashings, and discontinuity between the roof and wall flashings. Generally, the panels failed to create a continuous exterior air and water barrier system at every opportunity. We will review the pros and cons of ICF construction and will identify the necessary waterproofing and flashing requirements. We will also discuss the conflicts between the ICF requirements and those of other trades, including carpentry, masonry, windows, and roofing. We will also review the necessary scope required to remediate the defects in order to give homeowners a safe and dry home. We will then touch on our steps to prepare for a difficult litigation process.

Course Recommended Prerequisite(s)
A basic understanding of building enclosure waterproofing, flashing, and air barriers.

IIBEC Core Competencies: Below Grade/Waterproofing (WP); Exterior Walls (EW)

Knowledge Level: Intermediate

Course Access
Courses are accessible in LearnUpon for one year from the date of purchase.

Presenter/Author
Michael Williams, F-IIBEC, RRC, RWC, RRO, RPA, RCIF, CCMI, BECxP, CxA+BE, CIT 2, UAV

President

Building Envelope Consulting LLC

Michael Williams began his career in the roofing industry by hand-nailing his first shingle roof in the summer of 1980, during the presidency of Jimmy Carter. Since then, he has dedicated his professional life to roofing, waterproofing, and building enclosure. In 1992, he established his own roofing company in Nebraska, focusing on the installation of standing seam and architectural metal products. In 2000, he sold his company and relocated to the Washington, DC, area, where he took on the role of roofing and waterproofing consultant for a local engineering firm. Over the next decade, he developed expertise in built-up and single-ply roofing systems, as well as in exterior walls, plaza decks, coatings, flashing, air barriers, doors, and windows. In 2006, he founded Building Envelope Consulting and currently serves as its president.

Disclaimer
The views and opinions expressed in the session content at the 2025 IIBEC Building Enclosure Symposium are those of the content author(s)/speaker(s) and do not necessarily reflect the policies or positions of the International Institute of Building Enclosure Consultants (IIBEC). IIBEC makes no warranty, whether express or implied, as to the completeness, accuracy or validity of the information provided.

Credit Start Date  5/29/20205        
Credit Expiration Date  5/29/2028

Continuing Education Credit Statement
This course is approved for 1.0IIBEC CEH
This course is approved for 1.0 AIA LU
AIA Course Number: BES25_04_OD
AIA Provider Number: G024

Continuing Education Credit Claim Information

To claim IIBEC CEHs, learners are required to:

• Achieve a passing score of 70% on the summative assessment (learners are provided unlimited attempts)
• Complete the course Evaluation & Attestation Survey

After completing the Evaluation & Attestation Survey, learners will be able to download a Certificate of Completion.  Learners are responsible for self-reporting IIBEC CEH credit by uploading their Certificate of Completion to their IIBEC Portal. For assistance in self-reporting CEHs, please reach out to: [email protected]

To claim AIA LU, learners are required to complete the above requirements, as well as:

• Complete the AIA Survey (AIA member number is required)

AIA continuing education Learning Units earned upon completion of this course will be reported to AIA CES for AIA members.

AIA CES Provider statement

IIBEC is a registered provider of AIA-approved continuing education under Provider G024. All registered AIA CES Providers must comply with the AIA Standards for Continuing Education Programs.  Any questions or concerns about this provider or this learning program may be sent to AIA CES ([email protected] or (800) AIA 3837, Option 3).

This learning program is registered with AIA CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. AIA continuing education credit has been reviewed and approved by AIA CES. Learners must complete the entire learning program to receive continuing education credit. AIA continuing education Learning Units earned upon completion of this course will be reported to AIA CES for AIA members. Certificates of Completion for both AIA members and non-AIA members are available upon request.