Since 2008 expert witnesses bound by the Rules of District Court (Cap. 336H)

Cold Storage Below Caused Condensation – A Warehouse Full of Goods Destroyed

A storage unit at Nan Fung Industrial City, Tuen Mun, suffered persistent condensation on its floors, ceilings and walls. Cardboard boxes became soggy, paper cups and packaging materials grew mouldy, and furniture was damaged. The owner initially had no idea where the moisture came from. SILVER SURVEYORS investigated and confirmed the cause was condensation (sweating) from the cold storage unit below — not a leak or pipe failure. Our survey report identified the root cause, documented over HK$239,000 in combined repair and stock losses, and provided legally valid evidence for the owner to pursue compensation.

SWEAT (CONDENSATION) TESTING

SILVER SURVEYORS

11/3/20264 min read

Cold Storage Below Caused Condensation – A Warehouse Full of Goods Destroyed

Case Background

In August 2019, the owner of a warehouse unit at Nan Fung Industrial City, Tuen Mun, began noticing something strange.

Water droplets kept appearing on the floor, ceiling and walls — day after day. Cardboard boxes were soaked through and softened. Stock placed on the floor started growing mould. Printed logos on packaging blurred and faded. An entire batch of goods looked unsellable.

The owner had never seen this problem before. There was no cracked ceiling, no leaking pipe — yet the water seemed to appear from nowhere.

Worse still, there was no obvious source. Calling a plumber didn't help. The government's seepage team said it wasn't their scope. Meanwhile, thousands of dollars' worth of stock was being ruined day by day.

Eventually, the owner learned that the unit directly below had been leased to a frozen food company and converted into a cold storage room, running large freezers at very low temperatures around the clock.

To get to the truth and prepare for a potential claim, the owner engaged SILVER SURVEYORS to investigate.

What We Found On Site

We arrived at the unit on 30 October 2019. The air inside was heavy with moisture.

Floors, ceiling and walls were covered with water droplets

All cardboard boxes — containing paper cups, paper bags, cake boxes, napkins and other packaging materials — were damp and softening

White mould had formed on some shelves

The affected area spanned approximately 2,000 sq. ft.

We used infrared thermal imaging to scan the surfaces. The results showed widespread trapped moisture hidden within the ceiling and walls. We collected water samples for testing and checked every visible pipe in the unit — all supply pipes and fire service pipes were exposed and showed no signs of leakage.

The Truth: Not a Leak, But Condensation

Many people assume "water equals leak". In this case, it was different.

The real cause was temperature difference:

The cold storage unit below was kept at extremely low temperatures for long periods. The warmer, humid air in the upper unit met the cold floor slab and walls — exactly like stepping outside an air-conditioned room on a hot summer day. Moisture instantly condensed into droplets. This is called "condensation" or "sweating".

We ruled out all other possibilities:

No rain on the inspection day → not rainwater penetration

Water sample tested fresh (low salinity, negative for ammonia) → not seawater or sewage

All pipes were exposed and dry → no plumbing leak

No typical water stains or peeling paint on the ceiling → not a conventional leak

The conclusion: the owner's own unit was not at fault. The water was being "chilled out of the air" by the cold storage below.

The Outcome

Our survey report provided clear, legally admissible findings:

Confirmed the water was condensation caused by temperature differential between the two units

Identified the root cause: insufficient insulation and excessively low temperature in the cold storage unit below

Documented affected area: approximately 2,000 sq. ft. covering floor, ceiling and walls

Estimated structural repair cost (including plastering, anti-rust treatment, painting): approximately HK$49,436

Assessed damaged stock (paper cups, lids, napkins, paper bags, cake boxes, coasters, greeting cards, chairs, etc.): approximately HK$189,739

Total combined loss: approximately HK$239,175

With this report, the owner no longer had to say "I don't know what caused it". He could present scientific evidence to the cold storage tenant and relevant parties, and use the report to support an insurance claim.

Our Takeaway

Some water doesn't come from a broken pipe — it comes from the air itself.

The hardest part isn't wiping away the droplets. It's watching perfectly good stock turn mouldy and worthless, without being able to prove who is responsible.

At SILVER SURVEYORS, we don't just measure moisture. We help business owners identify invisible causes, calculate real losses, and recover what they are rightfully owed — step by step.

SILVER SURVEYORS – Leakage investigation service

We provide independent investigation and surveying services for all types of water leakage cases – including external wall seepage, upper-floor leakage, burst pipes, sewage backflow, ceiling dripping, and structural water ingress. Using infrared thermography, smoke testing, moisture metering, water sample analysis and other scientific methods, we accurately trace the source and deliver court‑admissible loss assessment reports. Whether it's a residential flat, shop or office, we help you get the facts straight, the numbers right, and the compensation you deserve.

Have a leakage problem? Contact Silver Surveyors. We'll listen to your situation first, then tell you what to do next.

📞 Inquiry Hotline：3489 9268 / 6608 4330

📱 WhatsApp：+852 5423 3828

🌐 Official Website：www.silversurveyor.org

📩 Inquiries welcome; free initial consultation.