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Old 03-12-2012, 09:38 AM   #46
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Front windows leaking


The moisture probe testing is a standard method used because it is relatively non-intrusive. Just a dab of spackle for each 1/8" hole below every window investigated that may have been installed by the same people as the ones that show up.

If you unfortunate to have fiberglass insulation it hold the moisture and a good moisture probe will tell you in a minute or so for each window. This will tell you if the window was flashed and installed properly and show any lateral migration of water that has not shown up on the interior.

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Old 03-12-2012, 09:52 AM   #47
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Front windows leaking


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The only windows that seem to have issues are those front two which is the only area with stone facing. I did take the moulding off on another room under its window and no issues were seen. no signs of water on the subfloor or under in the basement.
At least there is some good news.

Question: when the leaking occurs at the windows at the stone veneer, does the leaking happen only during a wind driven rain against the stone veneer and windows?

Does the leaking intrude to the inside immediately as the rain strikes the outside of the house or does it take 20 or 30 minutes of wind driven rain for the leaking to happen?
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Old 03-12-2012, 10:01 AM   #48
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Front windows leaking


i believe that you will have to take all of the stone veneer off. It appears you have a real problem and there may be damage to all of the wall.

i am sorry to tell you this as the wall is very attractive.

Now, how old is the house?

Does PA require builders to stand behind the house for 10 years? If it does, the builder is responsible for the sub par installation of the veneer.

I don't envy you, but it appears you have a mess. Most likely the problem being someone installed it who had no business installing the veneer.

The window is not the problem as I see it, poor instal techniques.....
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Old 03-12-2012, 10:08 AM   #49
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Front windows leaking


By the way, those that are saying that older houses are built better, need to re think that. The reason in most cases we don't see this kind of damage is that older houses were built when little if any insulation was used.

The insulation traps the moisture in the walls today which causes a lot of the problems with the mold appearing. in older structures, the water would have dissipated before any damage to the wall would have been done.

I know all of this because I live in a house built in the 1880's and have seen all of this.

The problem today is that builders during the last 15 years were throwing up houses as fast as they could with little to no regard to how they were built.

Now as a person that works on older homes almost exclusively anymore, i am happy for the work. The problem is all of this could have been avoided in the first place with common sense and slowing down just a little with a little attention to some common sense details.
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Old 03-12-2012, 10:13 AM   #50
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Front windows leaking


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i believe that you will have to take all of the stone veneer off. It appears you have a real problem and there may be damage to all of the wall.
That may be the extreme. There is nothing special about that stone...meaning its not from an exclusive quarry in the South of France or something. SO a mason may be able to remove stone to expose the entire perimeter of the window and either properly flash the existing window or just install new windows and properly flash the new one.

But like Framer52 said depends on how much damage you discover to the sheathing when you remove interior drywall.

Last edited by hammerlane; 03-12-2012 at 10:27 AM.
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Old 03-12-2012, 10:26 AM   #51
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Front windows leaking


Quote:
Originally Posted by hammerlane View Post
At least there is some good news.

Question: when the leaking occurs at the windows at the stone veneer, does the leaking happen only during a wind driven rain against the stone veneer and windows?

Does the leaking intrude to the inside immediately as the rain strikes the outside of the house or does it take 20 or 30 minutes of wind driven rain for the leaking to happen?
It takes a while, depending on how hard and heavy the rain is hitting the front. The only visible water I would see was dripping from the top corner and center of the 1st floor window. The second floor had no visible signs as most of the water would drip down to the first floor. Unless it was a torrential downpour where the gutters were overwhelmed, I would hardly ever see anything in the basement. But there was more insulation down there probably acting as a sponge as well. It hasn't rained hard enough lately for me to verify infiltration sources.

Quote:
Originally Posted by framer52 View Post

Now, how old is the house?

Does PA require builders to stand behind the house for 10 years? If it does, the builder is responsible for the sub par installation of the veneer.

I don't envy you, but it appears you have a mess. Most likely the problem being someone installed it who had no business installing the veneer.

The window is not the problem as I see it, poor instal techniques.....
it is approaching 10 years in May, maybe a little later. The prior owners gave us a picture of the building site dated 04/2002 where the ground wasn't broken yet. I can see if I can get the contract from them. I am the 2nd owner, if that matters. I am unsure about the statute of limitations, but I'm researching it! If anyone knows, that would be very helpful.

We ripped off all of the drywall on the 1st floor. Only areas immediately surrounding the window were affected or remotely wet. I believe a lot of it has to do with that plastic that wasn't terminated properly under the window.
I'll be doing some further removal of drywall on the 2nd floor to verify my theory.


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Quote:
Originally Posted by framer52 View Post
i believe that you will have to take all of the stone veneer off. It appears you have a real problem and there may be damage to all of the wall.

i am sorry to tell you this as the wall is very attractive.
That me be the extreme. There is nothing special about that stone...meaning its not from an exclusive quarry in the South of France or something. SO a mason may be able to remove stone to expose the entire perimeter of the window and either properly flash the existing window or just install new windows and properly flash the new one.

But like Framer52 said depends on how much damage you discover to the sheathing when you remove interior drywall.
I agree. If I saw extensive damage all throughout that wall, I'd be more likely to agree that it'd all have to come down. Hopefully when I take off the rest of the 2nd floor drywall, I'll be "pleasantly" surprised.
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Old 03-12-2012, 10:34 AM   #52
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Front windows leaking


I hope so, but the reason I am advocating removal is a drainage plain should be behind the stone. the only way to address this is to remove all of the veneer.

Sorry
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Old 03-12-2012, 10:54 AM   #53
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Front windows leaking


Quote:
Originally Posted by framer52 View Post
Does PA require builders to stand behind the house for 10 years? If it does, the builder is responsible for the sub par installation of the veneer.

I don't envy you, but it appears you have a mess. Most likely the problem being someone installed it who had no business installing the veneer.

The window is not the problem as I see it, poor instal techniques.....
I haven't found the actual statute yet, but found this snippet on

Quote:
Originally Posted by http://www.wolfbaldwin.com/attorneys_lawyers/articles.asp?ArticleID=30
Buildings and construction projects generally last a long time and defects might not be readily apparent for many years. There is a special twelve-year limitation period which applies to any person performing or furnishing the design, planning, supervision or observation of construction or construction of any improvement to real property. The same time limit applies to landscape architects.

It is important to remember that the issue of how much time there is to bring a claim also has an effect upon the person against whom the claim is made. Generally, the statute of limitations is a strong defense to claims made beyond the appropriate time; however, the defense is not self-executing. If an apparently time-barred claim is made against you, your statute of limitations defense will be waived unless you act to raise it. Of course, it is wise to consult your attorney in all matters of litigation, whether prosecuting a claim or defending one, so you can be sure that all of your rights are protected.
I may have to give a lawyer a call. They can fix the damage from missing step flashing between my chase chimney and roof as well.


Last edited by dengle; 03-12-2012 at 11:09 AM.
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