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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.

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Home Improvement--General - Water infiltration

Expert: Bill Rodgers - 11/5/2009

Question
Hi Bill

We have purchased an apartment that faces the sea ( 4 yrs old) .

The apartment has a 1st floor external balcony, the balcony floor has non slip ceramic tiles and appears to have cement grounting, i have been told that a waterproof membrain is underneath; the balcony is constructed of timber, not concrete, and is canteleavered into the apartment wall.The balcony floor appears to be below the 1st floor internal floor level by about 50mm ( not sure).

The balcony tiles butt up to 1st floor fiberboard sheeting cement rendered walls ( at a right angle) calking has been applied where the two meet but seems to have sunk and cracked . The fiberboarding aslo has cracked above several places where the seams meet.
We get a lot of rain and wind in winter and We have had to renew the timber sub sill as water is still getting in, we presume between the walls and tiles. Could you advise what we could do, i thought flashing (but that would mean cuting into to the fibreboard sheeting) and applying some sort of flexable silocone calking again.

Ideas please?

Cheers Steve Mirams
ps before you ask I can't get the builder back!

Answer
Hi Steve,

It's my understanding that James Hardie company is an Australian company. Is it their siding that you're referring to?

Unfortunately, there is no solution for your problem that does not involve exposing the water proof membrane, beneath the tile, and repairing it's connection to the weather membrane that is supposed to be beneath the fiber cement siding. You certainly could continue to attempt to seal the surface but your efforts cannot be totally effective because water is probably actively moving beneath the tile and grout. That is to say water enters beneath the tile and grout elsewhere and moves toward the problem area, probably driven by hydraulic or even wind pressure.

I wish I had an easier solution for you, but I've dealt with similar situations many times before in the Miami Florida area.

Thank You

Bill Rodgers

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