Any advice is much appreciated.
My house:
- built around 1983
- Houston, TX area
- Brick exterior
- 1 story
I had a water leak where the main came into the house. It's since been fixed. The leak damaged an exterior wall. The damage is about 2-3 feet of rotten bottom plate and the bottom 12 inches of 2 studs. It also rotted some of the inside cabinetry which covers the wall but i'm not worried about that now.
It appears the construction is: brick exterior wall, possibly some asphalt fiber (although I'm not positive on this), a sheathing that might be some sort of concrete board, insulation between the studs, then the interior sheet rock. Pictures attached.
I'm wondering if I can get away with repairing this from the inside at the bottom instead of tearing down walls - either interior walls & cabinetry and (hopefully not) exterior brick. My idea:
1. cut away all rotten wood
2. Insert a section of new base plate (treated)
3. Construct some sort of brace at the bottom of the studs by inserting a new section for the 12" part that's cut away. And put about 24" partial studs on each side that and secure to the healthy portion of the original stud.
4. Put some house wrap or asphalt fiber on the exterior facing side of the studs. And if possible insert the top of that under the existing wrap/fiber above.
5. Add sheathing by attaching to inside of the studs (because I'm working from the interior).
6. Replace the insulation.
7. Replace the interior drywall.
Thoughts? Is this advisable or should I consider getting a contractor to knock down the interior or exterior wall for the repairs. I'm try to save some money but I don't want future moisture or structure problems either.
Picture attached
My house:
- built around 1983
- Houston, TX area
- Brick exterior
- 1 story
I had a water leak where the main came into the house. It's since been fixed. The leak damaged an exterior wall. The damage is about 2-3 feet of rotten bottom plate and the bottom 12 inches of 2 studs. It also rotted some of the inside cabinetry which covers the wall but i'm not worried about that now.
It appears the construction is: brick exterior wall, possibly some asphalt fiber (although I'm not positive on this), a sheathing that might be some sort of concrete board, insulation between the studs, then the interior sheet rock. Pictures attached.
I'm wondering if I can get away with repairing this from the inside at the bottom instead of tearing down walls - either interior walls & cabinetry and (hopefully not) exterior brick. My idea:
1. cut away all rotten wood
2. Insert a section of new base plate (treated)
3. Construct some sort of brace at the bottom of the studs by inserting a new section for the 12" part that's cut away. And put about 24" partial studs on each side that and secure to the healthy portion of the original stud.
4. Put some house wrap or asphalt fiber on the exterior facing side of the studs. And if possible insert the top of that under the existing wrap/fiber above.
5. Add sheathing by attaching to inside of the studs (because I'm working from the interior).
6. Replace the insulation.
7. Replace the interior drywall.
Thoughts? Is this advisable or should I consider getting a contractor to knock down the interior or exterior wall for the repairs. I'm try to save some money but I don't want future moisture or structure problems either.
Picture attached