Front windows leaking

Tom Struble · 02-27-2012, 11:30 AM

you could probably just cut the caulk at the window/head and pull it out to take a peek

be careful up there

Alfalfamike · 02-29-2012, 12:51 PM

From the looks of your pics it appears that the windows were not flashed properly. Our company has been across this country repairing issues such as this and the culprit has been, far and away, improper flashing/installation of weather barrier. Pray that its just a flashing issue that can be repaired with minimal rock removal.

dengle · 02-29-2012, 02:34 PM

Well, it's raining today (a light rain, but enough wind where it hits the front of the house) and the window is again leaking. Unfortunately, this level of masonry and reflashing (if that's all it is) is a bit beyond my scope of DIY (no metal brake or masonry tools).

I'm going to take the plunge and call someone to see about repairing it. I'll keep you posted as to the exact cause once someone comes to open it up.

HomeSealed · 02-29-2012, 04:20 PM

That probably a good choice.

Windows on Wash · 02-29-2012, 04:55 PM

Quote:

Originally Posted by HomeSealed

That probably a good choice.

+1

Post back up after you get the contractor out there and what his discovery is.

**Gary in WA** · 03-01-2012, 12:14 AM

Check out this window detail (with sealant/flashing for the different expansion/contraction rate materials) at the jambs compared to yours, and the head/sill: http://www.reisterstownlumber.com/im...edures_new.pdf

Gary

dengle · 03-03-2012, 01:20 PM

Well, I had a general Contractor come out to take a look and he agrees that the windows were not installed correctly but could not tell if that was the cause of the leak. He did say he didn't feel comfortable with the job due to the Masonry involved and the unknown source of the leak. he mentioned that such an issue might be covered under homeowners insurance. is that possible? I haven't dug out my policy yet to see what's covered.

As an added bonus I found more issues with this front window. what do water and wood typically bring? yep some kind of bug infestation.

With obvious signs of water on the carpet tack strip:

Front windows leaking-forumrunner_20120303_131639.jpg

Better picture of the bugs. winged ants, termites or carpenter ants? I saw no live ones which leads me to believe they were previously treated by the prior owner.

Front windows leaking-forumrunner_20120303_131715.jpg

The joys of home ownership!
Edit: multiple word issues due to using phone with poor Auto correct...

hammerlane · 03-04-2012, 01:21 PM

I had a mystery leak into a 1st floor bay window only during wind driven rains. After thinking it was a flashing issue above the bay window I had the counter flashing replaced. Leaks continued only during wind driven rains. My culprits were the window sills of two windows on 2nd floor above the bay.

-I ended up having all seven rowlock sills replaced with limestone sills on front of house.

At first my worst thought was that the brick veneer was screwed up somehow. I had a local company that does brick restoration come in and he showed be a Rhilem Tube test to demonstrate how the brick can absorb water.

Here is an excellent video demonstrating a Rhilem Tube:
http://www.youtube.com/watch?v=SFurv7A42tM

After learning that brick veneer--mortar joints and bricks--can absorb water, I had a water repellent made by Prosoco called Siloxane WB concentrate applied by to entire front brick veneer of the house.

http://www.prosoco.com/Products/8258...6-57731831a3c9

I know in your situation you do not have the window sills as I did but do not rule out the possibility of the stone veneer leaching water to the backside of the veneer. With a hose test hopefully you can narrow down your culprit.

Windows on Wash · 03-04-2012, 01:38 PM

I would plan on, and you might be just as advised, to gut the interior walls around the windows and get a real up close and personal look at the source of the leaks.

I will likely be required by any insurance adjuster as well.

Windows on Wash · 03-04-2012, 01:43 PM

Any masonry wall is going to leak water and not be water tight...hence the reasoning behind a vented wall assembly.

The issue in this case is likely going to be a result of the tie in of the window to the home and the lack of water management at the window.

dengle · 03-04-2012, 01:49 PM

Quote:

Originally Posted by Windows on Wash

I would plan on, and you might be just as advised, to gut the interior walls around the windows and get a real up close and personal look at the source of the leaks.

I will likely be required by any insurance adjuster as well.

I may have to do that to fix the water damaged subfloor under the window anyway. its pretty black... as to the hose test, when the weather is warmer, I'll be doing that.
In regards to using a sealer for the mortar, shouldn't the installation have taken the water permeability into account? I could have sworn I read that sealing stone facing may not be the breast thing for it...?

hammerlane · 03-04-2012, 01:51 PM

Quote:

Originally Posted by dengle

I could have sworn I read that sealing stone facing may not be the breast thing for it...?

You are correct. And I did not reference using a sealer.

I referenced using a water repellent.

Big difference.

The Prosoco product will not. impair the natural breathing characteristics of treated surfaces.

As a note to others reading this. Above I referenced the Siloxane WB concentrate. This needs to be mixed on site with specific quantities of water. The company that applied it for me were the experts so thats what they used. They did tell me if I were to do it myself they recommended the Siloxane PD which is pre-diluted. Its ready to be applied right out of the container.

http://www.prosoco.com/Products/d113...e-b0006e080476

Tom Struble · 03-04-2012, 02:04 PM

i know your situation was different,but usually i find the problem is not as ''exotic'' as absorption

usually it's a more fundamental screwup in basic lapping or shingling

Windows on Wash · 03-04-2012, 02:07 PM

Quote:

Originally Posted by Tom Struble

i know your situation was different,but usually i find the problem is not as ''exotic'' as absorption

usually it's a more fundamental screwup in basic lapping or shingling

+1

That is about 95% of the issues out there but I have seen several of Hammerlane's issues with brick sills above a bay window like that.

Thanks for that post and video as well. Good content there.

Tom Struble · 03-04-2012, 02:38 PM

i agree, mind the gap

02-27-2012, 11:30 AM	#16
Tom Struble Member Join Date: Dec 2008 Location: west milford n.j. Posts: 2,692	Front windows leaking you could probably just cut the caulk at the window/head and pull it out to take a peek be careful up there

02-29-2012, 12:51 PM	#17
Alfalfamike Newbie Join Date: Feb 2012 Posts: 1	Front windows leaking From the looks of your pics it appears that the windows were not flashed properly. Our company has been across this country repairing issues such as this and the culprit has been, far and away, improper flashing/installation of weather barrier. Pray that its just a flashing issue that can be repaired with minimal rock removal.

02-29-2012, 02:34 PM	#18
dengle Member Join Date: Feb 2012 Location: SE PA Posts: 88	Front windows leaking Well, it's raining today (a light rain, but enough wind where it hits the front of the house) and the window is again leaking. Unfortunately, this level of masonry and reflashing (if that's all it is) is a bit beyond my scope of DIY (no metal brake or masonry tools). I'm going to take the plunge and call someone to see about repairing it. I'll keep you posted as to the exact cause once someone comes to open it up.

02-29-2012, 04:20 PM	#19
HomeSealed Windows & Remodeling Join Date: Jan 2008 Location: Milwaukee,WI Posts: 1,203	Front windows leaking That probably a good choice. __________________ To view links or images in signatures your post count must be 10 or greater. You currently have 0 posts. , To view links or images in signatures your post count must be 10 or greater. You currently have 0 posts. , To view links or images in signatures your post count must be 10 or greater. You currently have 0 posts. , To view links or images in signatures your post count must be 10 or greater. You currently have 0 posts. To view links or images in signatures your post count must be 10 or greater. You currently have 0 posts. , To view links or images in signatures your post count must be 10 or greater. You currently have 0 posts.

03-01-2012, 12:14 AM	#21
Gary in WA Moderator Join Date: Mar 2009 Posts: 8,843	Front windows leaking Check out this window detail (with sealant/flashing for the different expansion/contraction rate materials) at the jambs compared to yours, and the head/sill: http://www.reisterstownlumber.com/im...edures_new.pdf Gary __________________ Clothes taking longer to dry? Clean the dryer screen in HOT water if using fabric softener sheets. They leave a residue that impedes air-flow, costing you money. Clean the ducting in the last six months? 17,000 dryer fires annually!

Front windows leaking