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-   -   Front door threshold adjusted, now leaking (http://www.diychatroom.com/f104/front-door-threshold-adjusted-now-leaking-160141/)

dankoos 10-15-2012 08:25 AM

Front door threshold adjusted, now leaking
 
I have a steel front door with an adjustable threshold at the bottom. To be honest, I never knew the threshold was adjustable. Every couple years, since the front of the house faces the oncoming weather (West), water has been rotting out the door jam. I fix spots and water proof them, so the water finds new old spots. In any event, as part of the fix this time, I adjusted the threshold from all the way to the ground up a little so the door brushes it a bit more. I thought that would assist keeping out drafts and water. So last night, a driving rain had water seeping in worse than before! It was coming in on the hinge side and more in the middle, both places I never had an issue before. When you raise the threshold like that, does it need to be caulked underneath?? I just replaced some subfloor that was rotted near this spot and now have new tile there as well, want to keep it from rotting again.

Finally, how much will a storm door help w/ the water?? Thanks!!!

Windows on Wash 10-15-2012 08:42 AM

Adjustment of the threshold does not require recaulking. It should have space to drain engineered into it.

A storm door should provide you with some additional coverage.

dankoos 10-15-2012 09:01 AM

Quote:

Originally Posted by Windows on Wash (Post 1031106)
Adjustment of the threshold does not require recaulking. It should have space to drain engineered into it.

A storm door should provide you with some additional coverage.


Thanks, just seems weird that water started coming from those places after that adjustment. Is it possible the wind just blew it past that "drain"? I have had all kinds of issues w/ keeping out the weather on this door. Hoping the storm door will keep it all in check. Maybe I will take some pics to see if anyone thinks something else is out of whack.

joecaption 10-15-2012 09:09 AM

Is there a stoop, deck, porch set even with the threshold on the outside of that door? If so there's 99% of your problum.

Was there a sill pan installed under the door?

How was it flashed under the door?

Is there a seal installed at the bottom of the door it's self?

dankoos 10-15-2012 09:12 AM

Quote:

Originally Posted by joecaption (Post 1031123)
Is there a stoop, deck, porch set even with the threshold on the outside of that door? If so there's 99% of your problum.

Was there a sill pan installed under the door?

How was it flashed under the door?

Is there a seal installed at the bottom of the door it's self?

I have brick outside the door, so the door sits on bricks which are a step up from the small, concrete front porch. I think the answer to your next two questions is no...I didn't see any of those things when we had the floor up. What seal at the bottom are you speaking of? I will really have to take a few pics.

joecaption 10-15-2012 09:31 AM

http://inspectapedia.com/BestPractic..._Exterior3.htm

Aslo Google "sill Jamb" for some pictures of a one piece vinyl one that works even better.

Without the flashing you can count on the rot happening again.

dankoos 10-15-2012 09:36 AM

Quote:

Originally Posted by joecaption (Post 1031140)
http://inspectapedia.com/BestPractic..._Exterior3.htm

Aslo Google "sill Jamb" for some pictures of a one piece vinyl one that works even better.

Without the flashing you can count on the rot happening again.

Great diagram, thanks! I suppose the whole door/jam has to come out to install something like that? Also, in my application w/ brick instead of a deck outside, where would the flashing stop, just past he aluminum threshold?

joecaption 10-15-2012 09:40 AM

The whole door would have to come out to do it right.
Once it's out is there a space between the brick and the subflooring where you could slide the flashing in?

Windows on Wash 10-15-2012 09:47 AM

Prior to removing the door, you can seal the brick sill with Siloxane. That will help with the capillary movement.

BigJim 10-15-2012 09:48 AM

I would recommend the flashing or ceil pan dump water on the outside of the brick instead of the space between the brick and the band, the water could rot your band if the water dumps into the hollow space.

dankoos 10-15-2012 10:24 AM

So what can I do as a temporary solution? Can I go ahead an caulk under the adjustable threshold? I already have calk at the front of the aluminum threshold, where it meets the brick

BigJim 10-15-2012 11:33 AM

Until you can install the ceil pan the only suggestion I have is caulk everywhere you can that could let water in but chances are until you install a pan it will continue to leak. If water is coming through between the door and jamb, you might want to replace your weather stripping. If water is coming in over the threshold strip and under the door, you may install a water diverter on the lower part of your door just above the threshold. Another thing that may help is a water diverter on your roof overhang above the door.

dankoos 10-17-2012 09:54 AM

2 Attachment(s)
i bought a new weather strip for the bottom of the door, that is part of my problem. I also caulked the corners and under the threshold (the adjustable threshhold). Attached are some pics of the door.

dankoos 10-17-2012 09:54 AM

Quote:

Originally Posted by dankoos (Post 1032552)
i bought a new weather strip for the bottom of the door, that is part of my problem. I also caulked the corners and under the threshold (the adjustable threshhold). Attached are some pics of the door.

FYI, this is BEFORE the new weather strip and caulking.

Wanted to let the caulk set overnight, going to test w/ hose today

joecaption 10-17-2012 10:16 AM

http://www.bing.com/images/search?q=...+with+drip+cap

This is what I like to use.


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