DIY Home Improvement, Remodeling & Repair Forum > DIY Home Improvement > Bricks, Masonry and Concrete > Leak through masonry: how tough to repair?




Reply
 
LinkBack Thread Tools Search this Thread Display Modes
Old 01-22-2012, 10:34 AM  
MidgeTenant
Junior Member
 
Join Date: May 2011
Location: Los Angeles, CA
Posts: 4
Default Leak through masonry: how tough to repair?

I'm hoping for some advice on how to deal with a leak in the garage.

In heavy rain, water drips from ceiling joists in the garage interior onto the garage floor. These joists are directly below the junction of the exterior stairs with the front door of the house. The exterior stairs are built on brick, as shown in the photographs.

When I stand on the exterior stairs above the leak, I don't see any areas where water can be leaking in ... and yet the water is leaking in somewhere!

Does anyone have any advice on how to approach this problem?

Two more related questions:

(*) I'm worried that a problem of this type might be a recipe for getting bad results from a contractor. He can't see where the water is getting in, but is supposed to fix it anyway.

Am I correct to be worried about that, or are leaks like this usually more easily tracked and repaired than I might think?

(*) (And I apologize if this one is a little off-topic for this forum) This leak doesn't affect life in the house. The water drips on the garage floor and goes harmlessly out the garage door. No 'living time' is spent in the garage. I might let the leak continue if I weren't worried about water getting onto inside-the-house joists.

Am I correct to be concerned about the water running down the joists, or is this a less serious issue than I might think it is?

Thanks in advance for any responses!



exterior-junction-stairs-house-vertical-shot.jpg   exterior-junction-stairs-house.jpg   interior-junction-beneath-stairs-house-vertical-shot.jpg   interior-junction-beneath-stairs-house.jpg  
__________________
MidgeTenant is offline  
 
Reply With Quote Quick reply to this message
Old 01-22-2012, 11:02 AM  
mudmixer
Senior Member
 
mudmixer's Avatar
 
Join Date: Sep 2006
Posts: 582
Liked 40 Times on 33 Posts
Likes Given: 33

Default

You are judging everything based on where you see the water and that is usually not where the real leak into the structure occurs.

The normal procedure to investigate a leak is to look at any opening (door, window) because almost 2/3 of all openings are installed improperly. After that, you look above and to adjacent changes in the structure. Water can enter and run horizontally to weak point or where there is a lack a primary moisture barrier behind the exterior surface or of where there is improper or inadequate flashing.

Without seeing much of the home I would suspect the door installation combined with the type of stucco installation common in your area.

Dick



__________________
mudmixer is offline  
 
Reply With Quote Quick reply to this message
Old 01-22-2012, 11:24 AM  
joecaption
Senior Member
 
Join Date: Jan 2011
Location: Hartfield VA, VA
Posts: 1,360
Liked 37 Times on 32 Posts
Likes Given: 2

Default

Very poor design to have built it that way, from what I can see in that picture it makes no since to have built out the foundtaion like that. It's a sure way to have leaks all around it. The siding should have been finished then the stairs go in. Looks like the stucco was run around the stairs that was already there.
Look at the right hand side of the door at the threshold. It looks rotted.
Reason being it's a cheaply made door for one thing, there's no sill pan under it to stop water from getting in on the outside edges. I'd also bet there's not even any form of flashing under it.
If it was mine I would remove that door and install a fiberglass door, vinyl jambs, adjustable threshold, flash the bottom of the opening and install a jamb sill pan, then reinstall the door. It would never leak again.
You only think this is not doing any harm. It's going to rot out the floor joist, rim joist, foundation plate, and cause black mold or fungus to form if this allowed to go on.

__________________
joecaption is offline  
 
Reply With Quote Quick reply to this message
Old 01-22-2012, 07:38 PM  
MidgeTenant
Junior Member
 
Join Date: May 2011
Location: Los Angeles, CA
Posts: 4
Default

Mudmixer and Joecaption, thanks for sharing your thoughts.

There was a small puddle on the floor just inside the door, which I should have mentioned in the first post. So it makes sense that the leak might be there.

If you have other thoughts to share, or if anyone else would like to chip in, I hope you'll feel free. I need to start contacting contractors.

__________________
MidgeTenant is offline  
 
Reply With Quote Quick reply to this message
Old 01-22-2012, 10:25 PM  
nealtw
Senior Member
 
Join Date: Nov 2010
Location: vancouver, b.c.
Posts: 8,822
Liked 660 Times on 591 Posts
Likes Given: 1171

Default

It looks to me that you have water 4" above the level of the top step so I agree with the others. The door and frame is where I would be looking.

__________________
nealtw is offline  
 
Reply With Quote Quick reply to this message
Old 01-24-2012, 09:41 AM  
joecaption
Senior Member
 
Join Date: Jan 2011
Location: Hartfield VA, VA
Posts: 1,360
Liked 37 Times on 32 Posts
Likes Given: 2

Default

http://www.jamsill.com/


__________________
joecaption is offline  
 
Reply With Quote Quick reply to this message
Reply


Quick Reply
Message:
Options

Thread Tools Search this Thread
Search this Thread:

Advanced Search
Display Modes

Posting Rules
You may not post new threads
You may not post replies
You may not post attachments
You may not edit your posts

BB code is On
Smilies are On
[IMG] code is On
HTML code is Off
Trackbacks are Off
Pingbacks are On
Refbacks are On


Similar Threads
Thread Thread Starter DIY Home Repair Forum Replies Last Post
Basement Leak Repair JasonH Bricks, Masonry and Concrete 5 11-24-2010 12:59 PM
masonry sealant bubblegummom Bricks, Masonry and Concrete 3 10-03-2010 07:00 AM
Need a tough paint hatrabbit Painting Forum 2 01-21-2010 11:33 PM
repair a pinhole leak in pvc elbow joint in attic baas2008 Plumbing Forum 8 02-04-2008 07:48 PM
Tough flashing problem... gaaslaj Roofing and Siding 5 11-21-2006 04:17 PM