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lv123 01-06-2013 12:06 PM

Basement Window Leaking Underneath

We had our home built in 2008 by a national builder. We have a 5 year leak warranty. Recently, I noticed during some rain storms that there is window leaking through from the outside what appears to be underneath the window. Depending on the rain 'force' sometime the water actually drips to the floor, but I've never had a true puddle. A picture of this is attached.

There are 2 windows, both are at least 3 feet from grade and one is probably 6 feet from grade, so the water is not pooling outside, simply driving rain or rain coming from down the siding.

I've reported this to the builder for warranty claim and they are indicating this is 'homeowner maintenance' and I need to reseal the window. I have the option to escalate the issue to arbitration, but I'm wondering if this is indeed a problem that can be completely and correctly resolved with sealant.

I'd appreciate any advice - Thanks!

Duckweather 01-06-2013 12:11 PM

A little more info. Vinyl windows? Vinyl siding? Wood, aluminum? Couldn't find the picture.

lv123 01-06-2013 12:19 PM

1 Attachment(s)
Sorry, picture attached this time (too large the first) - They're vinyl

hammerlane 01-06-2013 12:25 PM

how about a photo from the outside and one a little further back of the inside.

Duckweather 01-06-2013 12:33 PM

You may have to post a picture of the outside. It could be the drain holes clogged from dust dirt construction debris etc. If the windows are recessed into, (looks like concrete), they may need to be sealed with non hardening sealant, You are on your last year so your argument should be the calking, if they used any, should have lasted more than 5 years. If they didn't do it at all you could imply you are going to contact the Attorney Generals Office, or file a claim against their insurance for errors and omissions. If they are unsure of the consequences for either they may fix it to get you off their case.

lv123 01-06-2013 12:34 PM

Thanks! I'll get a couple more pics and repost.

lv123 01-06-2013 12:54 PM

6 Attachment(s)
Here are a few more pics. Sorry the interior pic is poor quality - Too much light right now.

I had to set the vertical pics horizontal to get past the size limits, sorry.

hammerlane 01-06-2013 12:57 PM

1 Attachment(s)
spray water here with a hose and see if the leak is created inside. Start here at the bottom only. Spray for 5 minutes or until leak starts. Then work your way up and around window.

Duckweather 01-06-2013 02:20 PM

Those windows look like the ones that are set in the forms before the concrete is poured. I do not see any sealant at all and it would depend how well the concrete filled in without air pockets not to leak. concrete will absorb water, and capillary action will siphon water in. Simple grammar school science. If in a project check to see if anyone else has problems.

Windows on Wash 01-06-2013 02:58 PM


Clean some of that concrete away from the base and sides of the windows with a carbide scraper and inject and seal a proper sealant.

Be sure to tape off around the concrete so that you have a clean caulking line.

Check and make sure the weep holes are draining.

lv123 01-06-2013 08:05 PM

Thanks everyone. Sounds like I should just fix it myself rather than trying to fight the builder.

What would the proper sealant be?

hammerlane 01-07-2013 05:29 AM


Originally Posted by lv123 (Post 1087903)
Thanks everyone. Sounds like I should just fix it myself rather than trying to fight the builder.

What would the proper sealant be?

OSI brand sealants:

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