AboutBill 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.
Question I have a flat metal out swinging door that leaks. The home is only 2 years old and the door has leaked since the beginning. The home is block with stucco and the concrete pad just outside the door is 3" below it. The door is recessed. I have three leaks on the inside. (Extreme bottom left, extreme bottom right & dead center on the threshold). I cleaned out all caulk on the outside edges and around the threshold and re-siliconed. I even added a gutter over the door thinking I had a splashing problem. I have taken out the weather stripping and cleaned everything out and taken off the interior trim. It is important to note that the outside and bottom edges of the door are retaining moisture and starting to grow fungus (are the edges wood?) I got in the attic during a huge downpour and there are no leaks anywhere. My only 2 guess are that the weather stripping is bad or something is wrong with the threshold. So I am at a loss of words and so far about $100 bucks. Any help would be great. Thanks
Answer Hi Jason,
I've a fair impression of what you have, and what I'm sure of what you don't have.
Per your description:
Inexpensive flat steel door.
Hopefully a bumper style threshold with a weep system.
8"CMU walls with portland cement plaster applied directly to the masonry.
What you don't have:
A sill pan flashing.
Lacking a sill pan flashing you can continue to attempt to solve the issue with sealant.
If sealant is your choice, here's something to keep in mind. Water can enter the area beneath the threshold from many sources. While attempting to seal up a leaking threshold it's easy to inadvertently seal in water from a different source.
Every threshold needs to be water tight and Drainable.
A sill pan flashing is a three sided ice tray that catches any infiltrated water and diverts it to the exterior. Even a sill pan flashing cannot protect you from a shoddy installation.
The only way I could fix that door is to totally uninstall it and start over, this time with a sill pan.
