What does this indicate?
#1
01-17-06, 01:08 PM
What does this indicate?
Hi, everybody.
Can someone please help me on this and the correct way to repair the following?
I am supposed to close on a house in about a week (will have Pre-Close walkthrough tomorrow) and found something that concerned me.
It rained last night here in Houston. Well, I went to check out the house and found condensation on some of the windows, along with bubbling & peeling caulking & bubbling & cracking paint on the window ledge. This is all interior.
Can someone PLEASE tell me why this would happen? My husband initially told the builder how concerned we were about leaky windows, etc. I looked at another home that was built and there were none w/ condensation or any other such problems.
Thank you in advance
Can someone please help me on this and the correct way to repair the following?
I am supposed to close on a house in about a week (will have Pre-Close walkthrough tomorrow) and found something that concerned me.
It rained last night here in Houston. Well, I went to check out the house and found condensation on some of the windows, along with bubbling & peeling caulking & bubbling & cracking paint on the window ledge. This is all interior.
Can someone PLEASE tell me why this would happen? My husband initially told the builder how concerned we were about leaky windows, etc. I looked at another home that was built and there were none w/ condensation or any other such problems.
Thank you in advance
#2
01-17-06, 03:02 PM
Group Moderator
It sounds like it could be water infiltration- water getting in behind wood trim (where it should NOT be getting wet) and it's blistering the paint because the moisture is trying to escape.
I'd be worried that the windows might be leaking because of not being installed and flashed properly. It should definately never get wet inside a window after a rain! If that's true, and I was looking at buying such a house, I'd run away from it. If there's a hidden water problem, the damage could already be occurring... will continue occuring... and might not become a REAL BIG problem until it has rotted out sheathing, subsills, extension jambs and trim, not to mention possible problems with drywall, paint and carpet if you have a big leak later on. You could be talking 1000's of $$$ in hidden problems. It could also be the result of improperly installed (or non-existant) building paper, and if it has vinyl siding, water leakage could be a serious problem.
I'd be worried that the windows might be leaking because of not being installed and flashed properly. It should definately never get wet inside a window after a rain! If that's true, and I was looking at buying such a house, I'd run away from it. If there's a hidden water problem, the damage could already be occurring... will continue occuring... and might not become a REAL BIG problem until it has rotted out sheathing, subsills, extension jambs and trim, not to mention possible problems with drywall, paint and carpet if you have a big leak later on. You could be talking 1000's of $$$ in hidden problems. It could also be the result of improperly installed (or non-existant) building paper, and if it has vinyl siding, water leakage could be a serious problem.
#3
01-17-06, 05:34 PM
Hi, XSleeper.
Thank you for your input.
Well, I think you are right b/c I looked back at some photos I took when construction started and found that there is no window wrap or vapor barriers on the windows that have this problem. Siding is surrounding these windows and there are 9 windows that are missing vapor barriers.
Oh, man. Just thinking about his makes me want to throw up. They probably won't believe us in regards to water infiltration, but I guess the only way we can prove it is to have them strip off the siding so that they can see the moisture-laden frame/trim, etc.
Any other pointers are greatly appreciated. Thank you again.
Thank you for your input.
Well, I think you are right b/c I looked back at some photos I took when construction started and found that there is no window wrap or vapor barriers on the windows that have this problem. Siding is surrounding these windows and there are 9 windows that are missing vapor barriers.
Oh, man. Just thinking about his makes me want to throw up. They probably won't believe us in regards to water infiltration, but I guess the only way we can prove it is to have them strip off the siding so that they can see the moisture-laden frame/trim, etc.
Any other pointers are greatly appreciated. Thank you again.
#4
01-17-06, 06:20 PM
Member
What does this indicate?
Not an uncommon problem - no one is aware of it until it is too late.
I have several friends that have more jobs regarding, moisture intrusion around windows than they can handle. Most are scheduled out for the next month just on investigations. - 90% of the time it is caused by improper installation. Few window installers are certified.
Avoid the closing until you are satisfied or you will be worrying and wondering for a long time.
There is no excuse for water/condensation now. Peeling indicates it is not new and there could be underlying problems.
Dick
I have several friends that have more jobs regarding, moisture intrusion around windows than they can handle. Most are scheduled out for the next month just on investigations. - 90% of the time it is caused by improper installation. Few window installers are certified.
Avoid the closing until you are satisfied or you will be worrying and wondering for a long time.
There is no excuse for water/condensation now. Peeling indicates it is not new and there could be underlying problems.
Dick
#5
01-17-06, 07:06 PM
Man, the news just keeps getting better.
We're printing the pictures and everybody's comments so that we can use them as support. I just can't believe our independent home inspector didn't catch this. What's funny is that we went through this w/ another home builder and had to bust out of the contract b/c the construction was so bad.
Now, we had problems w/ the roof and ask them to investigate it. They left the decking expose in the rain and went ahead and re-shingled over wet decking. Now we don't know if they had installed valley flashing. Then, they forgot to add a brick ledge for a brick veneer wall. We've asked for something in writing saying that they did put rebar. They don't want to do it and keep pulling this 'you have the warranty' blah blah.
It's just endless. Keep your comments/suggestions coming. I'll need it as ammo.
We're printing the pictures and everybody's comments so that we can use them as support. I just can't believe our independent home inspector didn't catch this. What's funny is that we went through this w/ another home builder and had to bust out of the contract b/c the construction was so bad.
Now, we had problems w/ the roof and ask them to investigate it. They left the decking expose in the rain and went ahead and re-shingled over wet decking. Now we don't know if they had installed valley flashing. Then, they forgot to add a brick ledge for a brick veneer wall. We've asked for something in writing saying that they did put rebar. They don't want to do it and keep pulling this 'you have the warranty' blah blah.
It's just endless. Keep your comments/suggestions coming. I'll need it as ammo.
#6
01-17-06, 07:10 PM
Group Moderator
As a general guide for how building paper should be installed, and how windows are integrated into walls so as NOT to leak, you could visit tyvek's website and refer to some of their PDF files.
Another good site is graceconstruction, makers of Vycor plus, the best window flashing tape I've ever used. They have also have PDF's, plus a couple videos on the subject.
Before you start tearing off siding, you would want to be sure that this is what you're dealing with. You might remove the window trim on one of the windows where you notice water damage and inspect the rough opening for wetness. Usually, fiberglass insulation will be packed around the windows, and if the fiberglass is wet, you have a problem.
At that point, you would begin to remove exterior window trim, siding, and track down the problem.
Another good site is graceconstruction, makers of Vycor plus, the best window flashing tape I've ever used. They have also have PDF's, plus a couple videos on the subject.
Before you start tearing off siding, you would want to be sure that this is what you're dealing with. You might remove the window trim on one of the windows where you notice water damage and inspect the rough opening for wetness. Usually, fiberglass insulation will be packed around the windows, and if the fiberglass is wet, you have a problem.
At that point, you would begin to remove exterior window trim, siding, and track down the problem.
#7
01-17-06, 08:15 PM
Member
What does this indicate?
A typical home inspection is usually limited to visual items, safety and major replacements. You can request that he pay attention to specific areas. It is unlikely that a builder would allow him to try any real investigative work to a house that he has under contract.
A trained inspector with a good moisture meter can interpret measurement results. - He would know where to look.
Dick
A trained inspector with a good moisture meter can interpret measurement results. - He would know where to look.
Dick
#8
01-18-06, 05:11 AM
Hey, Xsleeper.
Just to let you know about the Tyvek. Our builder doesn't use this product. They used blueboard->window->siding. The vapor barriers and window wrap are missing around the windows on the exterior wall that has siding.
So, I'm guessing this is why there is condensation, bubbling and peeling caulking and paint.
Just to let you know about the Tyvek. Our builder doesn't use this product. They used blueboard->window->siding. The vapor barriers and window wrap are missing around the windows on the exterior wall that has siding.
So, I'm guessing this is why there is condensation, bubbling and peeling caulking and paint.
#9
01-18-06, 06:42 AM
Do a qiuck check on the weep holes on the exterior of the window
I have seen this problem all too much. If the builder did another house in the area I'll bet that they didn't use a membrane there either. Since there are no problems at the other sight it might be a bad caulking job and all the water running down the glass flows inside. It might at least bandaid it until it can be done right. Look for weep hole they might becovered by trim caulking or just not there. Good luck
#10
01-18-06, 01:55 PM
Group Moderator
If they installed the windows right onto the blueboard, then yes, that's likely the problem. And tyvek is not a vapor barrier so you're using the wrong term there. Properly installed window wrap would definately have helped in this situation, although it's not foolproof, it certainly helps.
