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Herman

12:01PM | 08/05/04
Member Since: 08/04/04
1 lifetime posts
Bvmisc
When my house brick veneer wall was constructed, no weep holes (and their flashings) were installed under some window sills. There are at least 7 weep holes missing under the window sills. I have checked my neighbor's house, and he has them not only under the bottom window sills, but above each window and also elsewhere on his brick wall.

The blueprints for the house state "Provide weep holes at 33 inches on center maximum in brick veneer", but my county does not inspect them.

When I raised the issue with the builder along with some other service issues, the builder asked me to propose a monetary settlement. However, I have not been able to obtain an estimate of how much the installation of the missing weep holes would cost from any of the masons I have contacted. They simply tell me that they would not do the job, or they do not respond to my voice mails.

I understand that the absence of weep holes in a brick veneer wall may have devastating consequences for the wall immediately behind it. I paid about $ 16,000 for my brick wall, and I would like to make sure that my house meets its blueprint specifications.

Your advice on how to go about this issue and a general idea of the cost of installing missing weep holes would be very much appreciated.

Thanks!


Piffin

08:27PM | 08/08/04
Member Since: 11/06/02
1281 lifetime posts
Weep holes are absolutely needed in masonry veneer walls. without them, any windblown water or condensate in the wall will remain there and be likely to cause rot and mold. There are hundreds of lawsuits in progress due to faulty wall systems. I can well imagine why one mason would be hesitant to follow up on another';s eror on this, because he could be buying the liability on the whole wall. The weeps are only one part of a wall system, with rain screen, water barrier, and drainage paths. The weep is simply the last item in the path for water to egress. If someone is careless about the weeps, it is a sign that he might have been careless about the resat of the wall system. if the rest of the work is poor, installing the weeps now would not prevent all the damage that might be expected.

Further, the only inexpensive way to place the holes would be to drill with a hammer drill. A tiny error in depth drilled could cause damage to the rest of the package.

You can begin to understand why your builder is ready to 'settle' for a modest amt. IMO, your standpoint should be, "You messed it up, you need to fix it before X________ (date) to avoid legal action."

You have a clear cut case if he has not done according to written contract and you can demonstrate it to the court.

Now then, just to clarify something, no weep holes are needed just below th ewindow sills. It is just above the foundation that weeps are needed, and above window headers.

Excellence is its own reward!


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