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About Bill Rodgers
Expertise
I have years of experience dealing with water infiltration issues associated with windows and doors. I have been a certified EIFS installer and am familiar with all types of stucco and masonry veneers. I can help you select the best windows and doors for any residence or multifamily building.

Experience
I've been a building contractor since 1977. Prior to that time I was the building official for Frederick County Virginia. I'm currently licensed in six states including: Oregon, Arizona, California, Hawaii, New Jersey and Florida. My primary business is solving and correcting water infiltration problems in residential structures.

Education/Credentials
Bachelor of Science from the University of Maryland, 1972. I am an accredited instructor for the Installation Masters Institute. I regularly teach window and door installers how to be Certified Master Installers of windows and doors. The Installation Masters Institute is currently licensed to and administered by Architectural Testing Inc. for the American Architectural Manufacturer's Association.

You are here: Experts > Home/Garden > Home Improvement/Repair > Home Improvement--General > Water Ingress above double gazed window

Home Improvement--General - Water Ingress above double gazed window

Expert: Bill Rodgers - 11/1/2009

Question
Sir,

3 years ago we had all new windows fitted,after 6 months we had a water leak in the top corner of one of the new windows (only one leaking) This has occurred twice a year when the rain is hitting the font of the house. To day, ( after heavy rain) the leak is more resembling a torrent, water is dripping in almost across the entire top corner. I looked at the outside and noticed the bricks were 'soaking' form the top corner down the edged of the window. The bricks looked soaked, the ones surrounding while wet did NOT look sodden.

On reading one other article, it seems the window may have not been installed correctly. I have been in touch with the builder, who have suggested many things except bad installation! I am totally frustrated.??!!!! I would very much value some assistance. The House is brick with cavity construction.

Many thanks,

N Martin.

Answer
Hi Nigel,

I've not witnessed construction techniques used in the UK, but a friend of mine who has carpentered there has shared some of his experiences with me. When you say "cavity construction" do you mean brick veneer over wood or steel frame? Or is the inner wall actually masonry? I'll do some searching on the net to see if your construction incorporates a weather barrier. Can you confirm that your home is supposed to have a weather barrier? If it did it would likely be something along the lines of tar paper or some sort of house wrap.

The long and short of it is that a single layer of brick is generally not intended to be water tight but instead depends on a drainage system to catch water that comes through from the exterior and returns it to the exterior through a weep system that exists at the bottom of the wall.

It sounds to me that your windows have not been properly installed and that water is capable of penetrating the brick above the window and then simply runs down onto the top of the window. Normally there would be some feature of the system that would assure that the windows are protected from this water. Here in the US it's very typical for a contractor to cut corners by replacing windows in brick veneer construction without removing any brick. Windows installed in this manner are impossible to properly integrate with the weather barrier and often leak just as you describe.

I'll revise this answer if I can find any information of typical "cavity construction" in the UK.

Hope this helps you.

Bill Rodgers

Friday Nov 6th, 2009

Hi Again Nigel,

I found this great page put up by the Brick Industry Association that very clearly depicts the flashings required to protect windows and doors in cavity wall construction.

http://www.gobrick.com/BIA/technotes/t21b.htm

Rather than depend on a weather barrier as we typically do here in the US, cavity wall construction depends on through the wall flashings to prevent water from running down the back side of the exterior bricks onto the tops of the windows. Given this system it would not be necessary to remove any brick to replace a window. With this information I'm wondering why or how the through the wall flashing above your problem window is not protecting the opening.

I certainly learned something. Thanks for the opportunity.

Bill Rodgers

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