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seuhus

06:11PM | 09/12/03
Member Since: 09/11/03
11 lifetime posts
Bvmisc
I have a 2 story house. The 1st floor is brick and the 2nd is lap board. When it rains hard my 1st floor windows leak from between the wood frame and metal window frame.Could this be coming from the weep holes? Is there any problem with mortoring over the weep holes that are right above the window?

Glenn Good

05:20AM | 09/13/03
Member Since: 09/10/03
314 lifetime posts
If they were installed properly they should not leak. There should be a flashing installed behind them to divert any water that gets into the wall to make it run through these weep holes to the outside. If the flashing has a hole in it or is too short for the span, it would have to be replaced by removing some of the brick over the window.

I do not recommend you fill them or you could be causing an even bigger problem.

Glenn www.consultationdirect.com

seuhus

06:45AM | 09/13/03
Member Since: 09/11/03
11 lifetime posts
Thank you for the quick answer, but how can I tell if they put flashing up without taking the brick down? The house is 3 years old and I am sure the builder will battle me since it is after the 1 year warranty. I did put steel wool in the holes, but that didn't seem to stop the water during our last big rain storm.

Glenn Good

08:01AM | 09/13/03
Member Since: 09/10/03
314 lifetime posts
Steel wool is not a good idea. It will rust and discolor the brick.

The method used to find out if there is flashing behind the brick depends on the type of weep hole they used. If they just left the head joints in the mortar open you can usually use a flash light. An even better way is to take a close up picture using a digital camera and flash. A third option is to probe with a piece of wire like a cut off coat hanger, but be careful not to puncture the flashing.

If they used a pre made plastic tube you will not be able to see the flashing but you may be able to probe for it. I most cases the flashing will be black vinyl or rubber, or asphalt impregnated fabric over copper.

The problem is that there is no way to tell if the flashing was installed properly without removing some brick. If the flashing has a hole in it, is too short, or is not damned up on the ends, you could have a problem.

Is there a metal drip cap over the window molding but underneath the brick? If there is (and there should be) it should be sealed to the wall sheathing behind the brick so even if the brick did leak it would prevent water from getting to the inside. This would be the first place I would suspect water problems.

I would suggest you make certain that all the other possible points of entry are sealed first. Then you may want to consider pursuing the flashing as a last resort.

Glenn www.consultationdirect.com

seuhus

01:01PM | 09/13/03
Member Since: 09/11/03
11 lifetime posts
Glenn,
Thanks again for the helpful hints. Tapping and looking into the weep hole I hit the piece of L steel that the brick is resting on over the window. It does not appear that anything is covering the steel to seal it. I tried spraying various points around the window with a hose to determine where the leak originates from, but the window would not leak. I guess I am at the point of removing brick. Mold is a big problem here in San Antonio and this would certainly bring that on.

Steve

[This message has been edited by seuhus (edited September 13, 2003).]

Piffin

05:30PM | 09/20/03
Member Since: 11/06/02
1281 lifetime posts
The water is getting in further upin the wall someplace. With proper sheathing and flashing details, it should be weeping out the weep holes. The worst thing you can do at this point is to plug those weep holes with anything. Try to discover how it is ppenetrating the siding envelope above and deal with that.

seuhus

03:50AM | 09/21/03
Member Since: 09/11/03
11 lifetime posts
I finally got the builder to come out and look at my problem, even though the house is 3 years old. The 1st story brick is topped with brick layed at an angle. A 2x2 is put at an angle on top of those brick against the house. Flashing is bent on top of the 2x2 and then goes behind the hardiplank. The builder said there should have been caulk on top of the 2x2 where the hardiplank meets it. So they are caulking my entire house. I am still a little skeptical, but I'll try anything at this point.

I will pull everything out of the weep holes.

Piffin

02:43PM | 09/28/03
Member Since: 11/06/02
1281 lifetime posts
I'd be a little skeptical too. caulk on top of the flashing is a half azz way to deal with it even if they had done that in the first place. There should be tarpaper or Tyvek run on top of the flashing all the way up behind the sidintg. Nowm your whole water security depends on the caulk.

Document this whoile process. You may need to further this calimn later

minney

03:51PM | 02/17/14
Member Since: 02/17/14
1 lifetime posts
My house built 2002 has a row of weep holes all around the house at mid height level (above level of ground floor windows and below level of first floor windows).
At the back of the house we have had a conservatory installed, unfortunately this means that 3 weep holes now exit inside the conservatory, in heavy rain we now have water running down the walls from the weep holes inside the conservatory.
Help - is there anyway to divert this water, or should we get the weep holes now exiting in the conservatory blocked up, if we block remove them, should we have additional ones installed outside area of conservatory.
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