Peplacing rotten framing against brick wall
I have rotten top plate, sole plate, studs, and sheathing that is faced with brick. Besides the wall there is rot in the roof joists.
For the roof joist I plan to place a new trimmer next to the old stud to support the new joist, remove the rot on the old joist, leaving it in place.
I plan to remove a ten foot section of the interior wall (supporting the roof with a temporary wall and also putting supports on the exterior brick wall), construct a new section on the floor and raising it into position. I will OSB sheathing covered with tar paper and 2x4's. We will add insulation and Sheetrock to finish.
The big question is how do I reattach the brick to the studs?
Also, is there a better way to do this than what I described?
Where's the water coming from?
The big issue is figuring where all the water came from. Water caused the rot. Possibly there was no drainage at the bottom of the brick sheathing. If the brick sheathing is porous it may need tuckpointing. Perhaps the brick wall needs to be rebuilt as well.
I am fairly sure the water came from two places, the point where a handrail was attached to the top cap and from too much soil at the base. The brick wall looks to be in good condition, I hope we don't have to rebuild the wall. The house was built in the late 30's and is in very good condition.
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