The Risk of Overburden on Waterproofing Projects

Waterproofing in buildings may be invisible once complete, but it’s one of the most vulnerable systems in any commercial construction project. Whether it’s a plaza deck, green roof, or below-grade wall, the integrity of a waterproofing system is paramount. At Douglass Colony Group, we know this because we’ve spent decades solving the toughest waterproofing challenges. And we’ve seen how quickly overburden — the materials layered on top of waterproofing — can turn a jobsite risk into a costly catastrophe.

“Waterproofing is the biggest risk in all the scopes we install. It gets covered by someone else’s work, and we may never see what happens after we’re done.”

—Dane Bechtholdt, Vice President, Douglass Colony Group

When commercial construction projects move quickly, it’s easy to overlook the importance of protecting what’s beneath the surface. But once a waterproofing layer is covered, it becomes difficult to inspect, test, or monitor. Without coordination, trades that follow can inadvertently cause waterproofing failures that lead to long-term structural and financial damage. This is why choosing an experienced waterproofing partner isn’t just helpful — it’s essential.

Defining the Overburden: What It Is and Why It Matters

Overburden refers to the elements placed above a waterproofing membrane once installation is complete. This includes terrace pavers, poured concrete, planters, green roof assemblies, mechanical pads, and more. These layers not only add weight and complexity, but they can also conceal damage until it’s too late.

In many cases, overburden serves both a functional and aesthetic purpose. Planters add greenery. Pavers create walkable surfaces. Concrete adds structural performance. But all of these elements share one thing in common: they go on top of a delicate membrane designed to keep water out.

That membrane, once buried, is out of sight and out of mind. And that’s where risk enters the equation. On green roofs, plaza decks, parking garages, and vertical foundation walls, the interaction between the overburden and waterproofing system must be carefully planned. Otherwise, the system is at risk from the very elements designed to complete the project.

What Happens When It Goes Wrong?

A single puncture from improperly placed paver pedestals, concrete rebar, or heavy planter boxes can compromise the waterproofing system. Because it’s buried beneath overburden, damage often isn’t discovered until water has seeped into occupied spaces. This hidden vulnerability can become a nightmare for property managers and owners who begin fielding tenant complaints, seeing property damage, and investigating costly repairs.

“When overburden isn’t installed properly, our systems can be punctured or compromised — and no one knows until there’s a leak in someone’s garage or living room.”

—Dane Bechtholdt, Vice President, Douglass Colony Group

Leaks may originate in rooftop terraces but manifest as stains in a lobby. Water may travel unseen behind walls or under floors, damaging electrical systems, finishes, and even tenant belongings. The cost of remediation often exceeds the cost of proper installation by a factor of ten. Worse, unresolved issues can cause mold growth or structural deterioration.

Some of the most common commercial terrace deck waterproofing problems result from:

• Overloaded planters without weight distribution.
• Concrete poured directly onto unprotected membranes.
• Mechanical equipment vibration causing wear and tear.
• Lack of drainage or root barriers in green roof systems.

When these issues go unaddressed, what began as a small oversight can lead to major capital expenses.

Who’s Responsible? A Gray Area of Liability

It’s a common question: Who is responsible for waterproofing failure in construction? The answer is often murky.

In commercial builds, the waterproofing scope is typically completed early, long before overburden trades arrive. But when waterproofing system damage is caused by overburden trades, accountability becomes complicated. Since the original installer is no longer on-site, and the damage is not immediately visible, finger-pointing can delay resolution.

At Douglass Colony, we strive to eliminate the gray area. Our team proactively communicates installation risks with contractors, architects, and owners to ensure everyone understands the potential pitfalls. By maintaining detailed records, photographs, and inspection reports, we help preserve transparency and limit exposure. Most importantly, we advocate for proper sequencing and coordination among trades so that waterproofing isn’t jeopardized by the next team in line.

“DCG does a great job being at the front of these projects to help steer the contractors and designers in the right direction.”

—Dane Bechtholdt, Vice President, Douglass Colony Group

This commitment to shared accountability is a hallmark of our process and one reason Douglass Colony is considered a trusted partner on Colorado’s most complex commercial construction projects.

Douglass Colony’s Preventative Approach: Leading From the Start

We don’t just install waterproofing — we help protect it. Douglass Colony is the best commercial waterproofing contractor in Colorado because we collaborate early with project stakeholders to select the right systems and plan sequencing that mitigates overburden waterproofing risk.

From preconstruction through punch list, we work alongside architects and GCs to:

• Recommend robust, compatible waterproofing systems.
• Identify potential overburden issues early.
• Provide mock-ups, testing, and quality control.
• Coordinate protection measures until overburden placement.
• Train trade partners on where systems are most vulnerable.

Our leadership in waterproofing commercial buildings doesn’t just come from doing the work. It comes from engaging in the process, contributing our expertise, and ensuring waterproofing is treated with the attention it deserves.

Let’s take a look at our work on Windsor 3000 N. Huron:

To enhance waterproofing, we applied 10,400 sq. ft. of Hydrotech hot fluid-applied waterproofing, providing long-lasting protection against moisture intrusion. Additionally, 2,600 sq. ft. of Vancouver Bay Series pavers were installed, creating a stylish and functional rooftop space for residents, with no leaks!

Consequential Damage: More Than Just a Leak

What causes leaks after waterproofing installation? Often, it’s poor coordination between trades or missteps during overburden placement. And the fallout isn’t limited to water spots.

Leaking terrace decks and green roofs can damage:

• Expensive interior finishes.
• Electrical systems.
• Personal belongings and tenant equipment.
• Parking garage structures.

The true cost of a leak includes disrupted business operations, strained tenant relationships, increased insurance claims, and reputational harm. And in multifamily or healthcare projects, the stakes are even higher.

When we talk about protecting a building, we’re not just talking about concrete and rebar. We’re talking about livelihoods, safety, and the future usability of a space. That’s why every overburden placement decision should start with a conversation about how it will impact the waterproofing system beneath.

Protecting the System that Protects Everything Else

Waterproofing is the unsung hero of commercial building durability. But its success depends on what happens next.

At Douglass Colony, we make sure waterproofing doesn’t get lost under the weight of construction. We take ownership of our work, and we collaborate with others to ensure it stays intact.

Our waterproofing services are designed not just for installation but for long-term performance. By working with DCG from day one, project teams reduce risk, avoid delays, and ensure every layer of the build performs exactly as it should.

If you’re designing or managing a project that includes plaza decks, parking structures, terraces, or rooftop gardens, let’s talk. Bring us in early. Let’s make sure your overburden doesn’t become your burden.