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Old 09-22-2013, 06:20 PM   #16
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repairing rotten trim and plywood above garage


The window needs to be properly hooked up. Replace all that osb. Tyvek house wrap.

All= everything from window down. Then two feet from garage up going left. Problem with osb is this. It wicks water.

the window wasn't installed properly. Meaning ice and water for windows.


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Old 09-22-2013, 06:46 PM   #17
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The window is false. DH still needs to take it off (need a higher ladder) but it's just decoration.

Thank you for all of the insights. The builder merged with another and now they Tyvek wrap all their houses. Just found that out.

Are we allowed to swear in here?!

We have a 3.5 year old and I'm 5 months pregnant with no family living near by and even though we have no debt and a fully funded emergency fund, we don't have a sinking fund for home repairs. So, this is just freakin' lovely!

Thank you again! If we were to hire someone to complete the job, what type of contractor would we look for? Totally clueless on this one.
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Old 09-22-2013, 07:22 PM   #18
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Oh I hear how much you'd like to be swearing about it...

One thought might be to play up the sympathy angle with the merged builder. Not to get it done free. But perhaps to get it done at a decent rate.

But if you're finding one independently I'd start with one that does siding and windows. As they're going to be familiar with the right materials and have the right tools to get it done.

Water damage is never an inexpensive fix, be "glad" you at least caught it at this stage, not mid-winter or after something more serious rotted through. And while it won't seem pleasant, it'd be worthwhile to have a peek into what the rest of the windows have going on. It's vinyl siding, right? That's at least somewhat easy to get a peek behind. Because this might not be the only place in need of serious attention. Best to know that now, before things get even worse.
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Old 09-30-2013, 05:19 PM   #19
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I talked to the builder and they won't do anything to fix the issue but gave us the name of two contractors.

So we contacted one contractor and he said the false window is where the water is coming in and then it flows down the wall and pools at the top of the garage molding and starts to rot. He said he could replace the rotten OSB and put up Tyvek and put the siding back up but we still will have a problem with the water getting in the false window and will have the trim rot at the bottom again. Cost would be $550-$600.

So, he recommended taking out the window and replacing the area above the garage with all new siding. New siding because what's up there is 10 years old and if we mix old and new it will look strange. Even with that the siding above the garage will look brighter and newer than the rest of the house. This is $750-$950.

I wanted to see if this contractor is correct in that these false windows always cause water damage problems and the best solution is to take it out. We want to avoid future water damage. I don't mind the added cost to fix it for good by taking this false window out but I wanted to see if it's necessary.

Any ideas or advice? He gave us a quote today and wanted an answer today so he could do the work tomorrow. But, both my husband and I were too busy with our days to even consider the options. Any opinions would be very much appreciated!
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Old 09-30-2013, 06:19 PM   #20
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False window? I've done one job where there was a window to nowhere because it was needed to balance the look of the house but it was still a window nonetheless and the installation details were the same.

Any contractor that you talk to that says that they can't make that wall waterproof (false window or not) should immediately be scratched off the list and I certainly wouldn't trust a referral from the company that caused the problem in the first place.

No weather barrier behind the siding (especially vinyl) is unheard of where I come from. I never knew that this was common practice anywhere until I joined this site.

The only help I can give is that you post the “scope of work” proposals of the other contractors you have bid this. It will take very few of their words to know if they have a clue ou not.

I'm sorry you're going through this...This isn't difficult at all...I wish I was there!
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Old 09-30-2013, 06:46 PM   #21
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Thank you for your kind words, PP.

Is it ok if the OSB and plywood get a little wet with rain until we select a contractor? My husband is so stressed out because work is so stressful and then this is hanging over his head. I told him to chill and that I've seen houses being built that are half-wrapped for weeks before the siding is up. Is it ok to wait a bit and select the right person for the job?
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Old 10-01-2013, 10:19 AM   #22
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I forgot to mention that two of the pieces of our siding has cracks in them. There is no water damage behind these pieces. Would it make sense to just replace all of the siding on this wall then since two cracked pieces should get replaced and it's hard to match colors?
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Old 10-01-2013, 04:08 PM   #23
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You certainly want to get this taken care of asap. It's not just the OSB getting wet you need to worry about but also the insulation, drywall, etc needs to stay dry.

I'd look into taking a couple of pieces off a less conspicuous place on the house and use that siding to replace the damaged ones out front then use the new ones to replace the ones you took.


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Old 10-01-2013, 04:55 PM   #24
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PP = previous poster.

I thought I posted this but it doesn't show up. Is this a good article to follow if we DIY?

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Old 10-01-2013, 05:03 PM   #25
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Sorry, links to other DIY sites are not permitted, I removed the link.
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Old 10-01-2013, 05:25 PM   #26
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Quote:
PP = previous poster.
Gotch ya. I thought you were calling me a Party Pooper or something. Goggle was even less friendly than that.

Quote:
I thought I posted this but it doesn't show up. Is this a good article to follow if we DIY?
Dang rules anyway. Here's the picture though. Add flashing tape to the sides and top flanges of the window and you'll be in it. It's what the builder should have done in the first place.

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Old 10-01-2013, 06:36 PM   #27
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Ok, so the "false window" is a white frame with two shutters placed in the frame. The shutters have tiny spaces at the corners where water can get in. That is how the water is getting in. That and the shutters were sealed with silicone between the shutters and the frame but over time that wore away.

So, I am kind of in agreement with the contractor that this particular feature needs to go. Unless anyone else has any ideas on how to make shutters within a frame over Tyvek waterproof.

Thank you for all of your advice so far!!
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Old 10-01-2013, 07:11 PM   #28
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So, I am kind of in agreement with the contractor that this particular feature needs to go. Unless anyone else has any ideas on how to make shutters within a frame over Tyvek waterproof.
Shutters go over the siding.

I'm sorry but this is simply "siding 101". I understand and wouldn't expect you to know this (that's why you're here) but this local contractors response you have posted tells me that he has no clue.
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Old 10-01-2013, 08:01 PM   #29
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I think the contractor agrees with you kwikfish. He said that the way this is done (by the builder) is not how it's supposed to be done.

I just realized I never posted a picture of the "false window" I've been talking about. Again, the builder installed this. It is a white frame with two shutters inside installed directly over OSB. There is no siding underneath that.

The contractor and I discussed siding the whole wall then putting these two shutters over the top with the frame but it appears it can't be done (hard to explain easier to see with the shutters removed). I noticed how the shutters went over the siding on the other "real" window and that's how my lightbulb went off for this to be a potential solution. But the frame can't go on top of the siding.

Just wanted to clarify in case a lightbulb goes off for someone else. I'd like to keep this feature on the wall because it's attractive.
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Old 10-02-2013, 04:52 AM   #30
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Caulk is like anything else, it has to be maintained. It's not just 'apply and forget'. But nor should it be applied in ways that would block water from safely draining.

It's hard to say without seeing them but it seems like there should be a way to allow whatever water might get in behind them to drain out. A regular window placed in such trim would have some weeper holes along the bottom to redirect water to spill out the front.

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