Defect / Water Leak Remediation

The Southwest Hills, just north of the Bridlemile neighborhood area. As it would happen, our initial on-site inspection fell upon a mid-January 2012 dusting of snow.

The primary subject of our client’s need for our services had to do with these two back facing openings. The 2nd story Master Bedroom & the Living Room below.

Pans on the window-sill to catch the water leaks showing up at the top of the opening.

No drips today (yet), but the telltale stains on the naturally finished woodwork correlate with our client’s assertions.

The Master Bedroom Double-Doors and Sidelight Assembly leading out to the Juliette Balcony.

Substantial water staining at the flush-bolt strike-plate in the door assembly header-jamb indicates that we’re not merely dealing with a door opening leaking down to the window below.

The door & sidelights are removed, showing a sill-pan below the door assembly, but no pan beneath the sidelights. And thus it was that we would return at a later date during more accommodating weather to apply our expertise.

The water coming down from above the door assembly led to the conclusion that the stucco needed to be removed and the moisture-barrier checked for proper flashing techniques.

As it would happen, the history of this home, and especially “this wall” was such that there were apparently several overlapping remodels and repairs by these and previous owners. Thus it was very difficult not only to know who had done what, but also what it was that had been done. Based upon conversations with and the desires of the home owners, a plan “A” was hatched to remove all the stucco from the peak of this wall,…

…down to the bottom of the door assembly in hopes that re-flashing the wall above the door assembly and adding sill-pans to the sidelights would stop the leaks. However, subsequent water leaks would necessitate a plan “B” involving a more thorough redo of the entire wall down to the ground almost a year later which led to the discovery of substantial flashing foibles and substantial water damage to the structural wall components.