Question about leaking window on warrantied house
#1
07-31-07, 07:56 PM
Question about leaking window on warrantied house
Hi - we just bought a 4yo house that is still under builder's warranty. I need to call tomorrow b/c two windows are leaking (after a monsoon I heard the dripping) -- having never dealt with a builder before, I'm leery of the "oh, we'll just slap some caulk on there and she'll never be any the wiser" type response...is there anything specific I should ask about or for? I would think that water damage/seepage might be an issue if water was getting in?
thanks!
thanks!
#2
07-31-07, 08:41 PM
Group Moderator
We would probably need a lot more information in order to give you any specific advice. Such as where the water was coming in, what type of siding you have, links to pictures of the windows that were leaking (uploaded to photobucket or similar), perhaps what state you are in, in case high wind / hurricane standards would apply.
Yes, water damage could be an issue, so you are wise to have it checked out. Generally caulking does not "fix" most window leaks. Most windows leak because of substandard installation- installing new construction windows (with nailing flanges) on top of building paper with no sealant, no flashing tape, and no head flashing details. Such oversights, when combined with vinyl or aluminum siding, usually result in windows that leak. Water that gets behind the siding from above runs down until it reaches the (improperly flashed) window, then runs behind the top nailing fin and either drips from the top of the window, or runs down to the bottom of the window and leaks from the bottom of the trim due to water pooling in the bottom of the rough opening.
Caulking would NEVER fix a window that leaks for the above reasons. The only way to diagnose and repair such a window would be to remove the surrounding siding, and inspect the installation of the windows.
So in answer to your question about what to ask about/for... I would be specific about which windows were leaking (its likely all of them were installed the same way, but wind driven rain may have added to the problem. Problem is, the next time the wind blows from a different direction, you could have other windows leaking if they were installed in the same manner. Not trying to scare you, just pointing out a potential problem). Also, you could ask if the windows have nailing fins, if the house has housewrap or foam sheathing, and also if the nailing flanges were sealed with flashing tape or not.
You would want to try very hard to get them to come out, remove some siding, and have a look to see if water could be leaking in behind the top of the window. Let them know you are concerned about hidden damage due to water infiltration, since this could have been happening to a small degree every time it has rained for the last 4 years... it just never leaked into the house before (to your knowledge).
Hopefully you will get a positive response and won't need to hire a repairman to do your investigating for you.
Yes, water damage could be an issue, so you are wise to have it checked out. Generally caulking does not "fix" most window leaks. Most windows leak because of substandard installation- installing new construction windows (with nailing flanges) on top of building paper with no sealant, no flashing tape, and no head flashing details. Such oversights, when combined with vinyl or aluminum siding, usually result in windows that leak. Water that gets behind the siding from above runs down until it reaches the (improperly flashed) window, then runs behind the top nailing fin and either drips from the top of the window, or runs down to the bottom of the window and leaks from the bottom of the trim due to water pooling in the bottom of the rough opening.
Caulking would NEVER fix a window that leaks for the above reasons. The only way to diagnose and repair such a window would be to remove the surrounding siding, and inspect the installation of the windows.
So in answer to your question about what to ask about/for... I would be specific about which windows were leaking (its likely all of them were installed the same way, but wind driven rain may have added to the problem. Problem is, the next time the wind blows from a different direction, you could have other windows leaking if they were installed in the same manner. Not trying to scare you, just pointing out a potential problem). Also, you could ask if the windows have nailing fins, if the house has housewrap or foam sheathing, and also if the nailing flanges were sealed with flashing tape or not.
You would want to try very hard to get them to come out, remove some siding, and have a look to see if water could be leaking in behind the top of the window. Let them know you are concerned about hidden damage due to water infiltration, since this could have been happening to a small degree every time it has rained for the last 4 years... it just never leaked into the house before (to your knowledge).
Hopefully you will get a positive response and won't need to hire a repairman to do your investigating for you.
#3
07-31-07, 09:24 PM
I'd better not have to hire anyone!! LOL...the house is southwestern stucco; so there's no siding. Other than that, it's coming in the top of where the window is sealed to the building. It looks like a line of caulk would probably fix it (to this under-educated chica) but I'm worried about water seepage, etc. There's no flashing that I can see...just the stucco building. I'm a bit peeved tho...as you can surely imagine, and not looking foward to entering this unknown *easily taken* area...thanks!
#4
08-01-07, 05:13 AM
Group Moderator
I'm not overly familiar with stucco- not a lot of it in my area- but you could be right- that it only neads some sealant where the stucco meets the window. You might also suspect any penetrations ABOVE the window, since water can travel long distances behind the exterior surface, only to find it's way in at a window opening.
