Please advise water leaking into brick house

amyoyo · 10-21-2012, 07:01 PM

I live in a 1927 brick bungalow in Denver. Water has been leaking into the house and has caused considerable damage to the dry wall and downstairs floors.

It seems to be a problem caused by water trapped next to the house in an area with a concrete lip. I am thinking that creating good drainage away from this area (and no plants) will resolve the issue. Also, the brick goes down another 5 feet.

pic: https://www.dropbox.com/s/dazcxc38oi...ouse%20fix.JPG

I would really appreciate any feedback on my current plan:

-Fill in the area with dirt above the 'lip' so the water flows over it.

-Seal the brick to protect it from future water damage (I was recommended Block Fill). I am worried about this step as I have read that water-repellent and waterproof coatings can cause damage, but the brick will be covered by dirt so I am wondering if it needs additional protection.

-Should I cover the dirt with something else to protect it further?

Thank you for any advice/feedback.

Canarywood1 · 10-21-2012, 07:13 PM

[quote=amyoyo;1035270]I live in a 1927 brick bungalow in Denver. Water has been leaking into the house and has caused considerable damage to the dry wall and downstairs floors.

It seems to be a problem caused by water trapped next to the house in an area with a concrete lip. I am thinking that creating good drainage away from this area (and no plants) will resolve the issue. Also, the brick goes down another 5 feet.

pic: https://www.dropbox.com/s/dazcxc38oi...ouse%20fix.JPG

I would really appreciate any feedback on my current plan:

-Fill in the area with dirt above the 'lip' so the water flows over it.

-Seal the brick to protect it from future water damage (I was recommended Block Fill). I am worried about this step as I have read that water-repellent and waterproof coatings can cause damage, but the brick will be covered by dirt so I am wondering if it needs additional protection.

-Should I cover the dirt with something else to protect it further?

Thank you for any advice/feedback.[/quoe

Is that a curb for a driveway that you are calling a "lip"???

amyoyo · 10-21-2012, 07:32 PM

I wasn't sure what to call it, but no it's not for the driveway, it borders a pathway around house. I hope these pictures will explain it better than I can
https://www.dropbox.com/s/9a0z1zuyple1p1q/out3.JPG
https://www.dropbox.com/s/1i4huvzwtvdaget/Capture.JPG

thank you!

Maintenance 6 · 10-22-2012, 08:50 AM

Brush the dirt away from the mortar joints that are below grade. Look for gaps in the vertical mortar joints. These are weeps that are deliberately left open to allow condensation to drain or evaporate from the cavity behind the brick. Often, people will add landscaping and raise the exterior grade past these weeps, which allows ground water to run into the cavity. Closing the weeps is not an option either, as they are put there for a reason.

joecaption · 10-22-2012, 09:41 AM

Looks like your trying to form a pond for the water to just lay next to the foundation.
I'm seeing the need to water proof the brick below grade, add a french drain, that runs under the walk way out to the yard, then raise the grade away from the foundation.

10-21-2012, 07:01 PM	#1
amyoyo Newbie Join Date: Oct 2012 Posts: 2	Please advise water leaking into brick house I live in a 1927 brick bungalow in Denver. Water has been leaking into the house and has caused considerable damage to the dry wall and downstairs floors. It seems to be a problem caused by water trapped next to the house in an area with a concrete lip. I am thinking that creating good drainage away from this area (and no plants) will resolve the issue. Also, the brick goes down another 5 feet. pic: https://www.dropbox.com/s/dazcxc38oi...ouse%20fix.JPG I would really appreciate any feedback on my current plan: -Fill in the area with dirt above the 'lip' so the water flows over it. -Seal the brick to protect it from future water damage (I was recommended Block Fill). I am worried about this step as I have read that water-repellent and waterproof coatings can cause damage, but the brick will be covered by dirt so I am wondering if it needs additional protection. -Should I cover the dirt with something else to protect it further? Thank you for any advice/feedback. Attached Images

10-21-2012, 07:13 PM	#2
Canarywood1 Member Join Date: May 2012 Location: Sarasota,Florida Posts: 1,029	Please advise water leaking into brick house [quote=amyoyo;1035270]I live in a 1927 brick bungalow in Denver. Water has been leaking into the house and has caused considerable damage to the dry wall and downstairs floors. It seems to be a problem caused by water trapped next to the house in an area with a concrete lip. I am thinking that creating good drainage away from this area (and no plants) will resolve the issue. Also, the brick goes down another 5 feet. pic: https://www.dropbox.com/s/dazcxc38oi...ouse%20fix.JPG I would really appreciate any feedback on my current plan: -Fill in the area with dirt above the 'lip' so the water flows over it. -Seal the brick to protect it from future water damage (I was recommended Block Fill). I am worried about this step as I have read that water-repellent and waterproof coatings can cause damage, but the brick will be covered by dirt so I am wondering if it needs additional protection. -Should I cover the dirt with something else to protect it further? Thank you for any advice/feedback.[/quoe Is that a curb for a driveway that you are calling a "lip"???

10-21-2012, 07:32 PM	#3
amyoyo Newbie Join Date: Oct 2012 Posts: 2	Please advise water leaking into brick house I wasn't sure what to call it, but no it's not for the driveway, it borders a pathway around house. I hope these pictures will explain it better than I can https://www.dropbox.com/s/9a0z1zuyple1p1q/out3.JPG https://www.dropbox.com/s/1i4huvzwtvdaget/Capture.JPG thank you! Attached Thumbnails

10-22-2012, 08:50 AM	#4
Maintenance 6 gravity always wins Join Date: Feb 2008 Location: Central Pennsylvania Posts: 2,417	Please advise water leaking into brick house Brush the dirt away from the mortar joints that are below grade. Look for gaps in the vertical mortar joints. These are weeps that are deliberately left open to allow condensation to drain or evaporate from the cavity behind the brick. Often, people will add landscaping and raise the exterior grade past these weeps, which allows ground water to run into the cavity. Closing the weeps is not an option either, as they are put there for a reason.

10-22-2012, 09:41 AM	#5
joecaption Member Join Date: Nov 2011 Location: Hartfield VA Posts: 18,830	Please advise water leaking into brick house Looks like your trying to form a pond for the water to just lay next to the foundation. I'm seeing the need to water proof the brick below grade, add a french drain, that runs under the walk way out to the yard, then raise the grade away from the foundation.

Please advise water leaking into brick house