How would you like to be a homeowner for eight years having "repairs" done - and it was something else?
From the moment these folks moved into their new house, when wind drove rain from the north, they had leaks all over the house.
The front of the house has a brick facade and faces due north. Those are two important clues.
The builder, and then various contractors, for eight years, have returned time and again to caulk, goop caulk over caulk, goop more caulk and add counter flashing over the counter flashing. NOTHING WORKED!
Finding me on line, they called and asked if I could evaluate the problem. Sure! They live about 300 yards from me! It had rained four days earlier and they had leaks. It's Saturday evening, and I don't work Sundays, so, not wanting to wait until Monday and have things dry out more, I went right over. My thermal camera, Mighty Mo, was good enough to go with me.
Examining the outside first, I noticed that the wood trim of every single window was rotting in every lower corner.
BIG CLUE! Water is coming from the inside out.
Each window had been caulked many times, all around the trim. So many times it was ugly. Obviously that did not solve the problem.
I wanted to see the windows, top floor first.
They said that nobody had ever wanted to see the windows before.
WHY NOT? THE WINDOWS ARE THE PROBLEM!
The brick work had been put right up to the windows. Each window was framed with wood trim.
Each window has a drain hole in the track that the sash comes down into. BUT THERE WAS NO WHERE FOR THE WATER TO GO! Look how the water fills up the track before it slowly drains away!
No window had provision for the water getting into the hole to escape. If water cannot escape where does it go?
INTO THE HOLE AND DOWN! Why? Because gravity works.
Imaging from outside, and then the inside, the story becomes clear.
The left image is the wood framing just outside the window hole in the photo above. Every corner of every window looks like this image. The center image is the wall inside and under that same hole. The right image is the ceiling of the garage below.
For the purposes of this blog, cooler temperatures (and therefore, in this case, moisture) are represented by lavender, blue and dark purple colors.
THIS IS FOUR DAYS AFTER THE RAIN.
The moisture meter registered >30%, indicating active moisture intrusion, with moisture still present, in every window sill and every wall under the windows. Imagine what it is like during the rain!
The homeowners report that as soon as the rain stops, the dripping stops. And it drips under every window in the house. That should have been a clue to every "repair" person who came to the house.
So what is the problem? THE WINDOW INSTALLATION! From day one. Will the builder fix it now that eight years have passed? Likely not.
My recommendation: if after many visits to "repair" a problem, and the same "repair" is repeated over and over, it might just be that the "repair" isn't working! IF THE PROBLEM ISN'T WHAT EVERYONE SAYS IT IS, IT HAS TO BE SOMETHING ELSE! Call a home inspector! Especially one with Mighty Mo! He might just be able to figure it out! Thermal imaging is best practice! And remember, all thermographers are really cute.
Jay Markanich Real Estate Inspections, LLC 
Based in Bristow, serving all of Northern Virginia.
Office (703) 330-6388 Cell (703) 585-7560
A friend of mine is a window installer and says that 95% of windows are installed incorrectly. I don't know if that's true, but I do know that most people don't follow written instructions!
And every window has manufacturer installation instructions.
Whether or not the builder will help depends on the builder and the type of warranty that came with the house.
Has the owner looked at their warranty??? This appears to be structural and should be covered.
This is one where the owner should follow up with the builder in a very vigorous manner.
At this point, in a resale, the house isn't worth $0.10.
Builders use various warranty carriers that are really an insurance policy and usually up to 10 years. One builder I know covers structural for 5 years. Another I know is self insured for 20 years. These are things that new home builders need to know when buying the home.
I agree with all that Lenn. My house had a 10 year structural warranty. I am going back to this house next rain to compare the images during a rain storm to what we found four days after. With those images they intend to pursue the builder.
I hope that the builder does the "right thing" by these people....the second time it did not work, they should have looked elsewhere for the answer IMHO
How much caulking does one have to apply before they realize that it isn't the problem?
I hope the builder is still around Jay!
Hi Jay. How did they cover the weep holes? This is perfect definition of insanity.
Morning Jay it would seem to me the people should have called you right after the first time it didn't work. But that is just me.
Unbelievable...did they think that a different brand of caulk would solve the problem....if at first you don't succeed...don't try the same solution !
LOL on Tom's comment. Reminds me of the definition of insanity. I'm glad they found you and your sidekick Mighty Mo. Nice detective work.
Jay...
Back in the days when I did repairs, I always tried to determine what caused the problem in the first place. If you don't know the root of the problem, how can you repair it?
Maybe they should have tried a different color caulk... there's no doubt that would have worked ;)
Jay wish the home owners had called home inspector early on... My second guess say, if builder was smart enough they would have investigated and resolved the issue in the first few years of this incident happening.
I hope the builder will make the repairs. It is good to have a home inspector in the neighborhood.
Wallace - duh. You and I think that way. Others don't and/or are trying to make money.
Tom (GQ Boy...) - um, by the looks of it, about one tube per window! Not kidding really. This caulking is ugly. I bet they have other problems too, with repeated wetting for so many years. My next visit, when it rains, will show more water. With that I intend to add to their report that I think there may be structural rot and/or mold and that the builder would be responsible. I also think they need new windows.
On the outside Conrad, with the window molding and caulking!
James - the builder was coming! It didn't occur to them to call me until someone mentioned thermal imaging.
S&D - no doubt! Gradual progression - latex, siliconized latex, silicone, etc. I don't know.
Mighty Mo Fan - he is a great sidekick! It was easy once I was told all the clues! I think...
Richard - which is why the cliche came about - "Do you know what happens when you assume?"
R&L - maybe they did! Each time it was dutifully painted over.
Ritu - if it is happening here, where else is it happening? You know they installed the windows the same all over!
Gita - the home inspector should be the go-to guy for this neighborhood, I agree! But not because he's cute.
Jay, What a shame for those poor homeowners. The builder should do the right thing and replace the windows. After all he was the one who installed them incorrectly to begin with. I wish them luck! Thanks for sharing
I agree Amanda. That case will be made on the second visit.
Your first comment after the blog says it all. There are very few windows that I ever sold, and I sold a bunch in my years in sales, that were defective. Even the worst windows will keep the rain out, but only if they are installed correctly. IR painted a very colorful picture. Too bad no one along the way evem loked at the cause instead of trying to cure the symptoms.
Totally Scott. And I think they have other problems going on behind the drywall, not visible. Many problems!
Funny you post about this! I had a listing this year where the builder did this exact thing. All the windows had rot. It was not an easy fix.
Kathryn - I think when all is said and done this will not be an easy fix either!
Jay, it's too bad they didn't find you when the house in that first year warranty period. This kind of craftsmanship is unfortunately too common. Happy Sunday!
Hi Jay - A friend discovered that all of his windows were installed incorrectly. His issues were major as they caused black mold to creep its way into e walls.. Luckily for him, he was able to sue the larger company that had employed a sub contractor, and he basically ha his home completely renovated with even possessions replaced, and hotel costs covered. He was one of the lucky ones monetarily BUT he has had health issues ever since...
Jay, as always a good report with some stuff I find interesting. What a nightmare for the homeowner.
Hi Jay,
You mean to tell me that after eight years of trying to repair the leaks no one had accomplished the task? What kind of contractors are working around there? Did they just call Uncle Bob to take a stab at it.
Amazing to say the least. Were the windows not installed correctly? This is what I'm thinking. They probably did not wrap the flange with a water shield / barrier when the install took place. Do this and problem is solved.
Have a good relaxing day in Bristow, Virginia.
Best, Clint McKie
Mike - I think it is still under the structural warranty period! Boohahahaha!
Cynthia - this builder gives a 10 year structural warranty. That's a hint as to where I will take this from here.
Gay - I would suspect similar problems here, though no health issues to date.
Gary - this is exactly that. Hopefully we have it nailed.
Clint - these windows have exterior weep holes built in. But when they are covered no weeping goes on! Not reading instructions (or English) the "installer" did not know what he was doing.
Wow, this is alarming! That all those contractors over the course of 8 years could not figure this out. I hope they don't have mold...that's where my mind goes.
Jay, this is a case where a quick fix solution just didn't work. Hopefully, it will be covered under the warranty to get the repair done right. Mighty Mo saves the day again.
It's a big yikes Coral. My mind too, along with structural issues. I don't know how often there is a driving rain from the north, but when there is I told them to call me. They are in the neighborhood next to mine! So I can jump right over.
Do I think I am 100% on home inspections? No, for sure not. But I give them all my best shot. For sure I miss stuff. But I think I have this one figured out. We'll know more when it rains and I can get some comparison images.
I love Mighty Mo, Mike. I wish I could still get the other Mighty Mo from the Hot Shoppe!
My home inspector uses the infrared camera and it finds stuff like this all the time.
You're amazing, Jay! Great story - thanks fir sharing these poor homeowners' lesson!
Great story and something I'll remember. Water is the enemy of every home so it's best to know where and how to deal with it before anything starts.
Harry - it is the sharpest arrow in my quiver!
Thanks W&J - I hope they have a great resolution.
John - it is THE enemy! And this is a big problem, I think.
Good morning Jay and good call. You and Mighty Mo to the rescue. The other great thing is your online presence is good enough for them to find you. Win/win on your score card.
Those folks apparently never had the definition of insanity explained to them.
They finally woke up and tried something different. Voila! You and Mighty Mo removed the blinders from their eyes.
After eight years! Sheesh!
Do not leave home or buy a home without this man.....These eyes and ears earn their keep when at work..good post and thank you Jay
I love your blog post here. I really think from what I see you are an inspector who cares...we need more of you.
Good catch the weep holes are there for a reason. I don't understand why people feel the need to fill them up with goop. If good goop doesn't work the first time it won't work the next 8 years worth. The thermal imaging can be very valuable in the right hands and this proves it.
Obviously depends on the builder as to whether or not they will do the right thing. Many of the upstanding national builders will agree to repairs if the problem was because of their faulty installation. Reputation IS critical.
Sometimes one's thinking cap must be worn when making evaluations :) I love it when the weep holes are on the top---because as we all know---water is not only affected by gravity---it must also run up hill!
Randy - that presence is good! I don't know any other thermographers in the area, so that might be part of it. The other, of course, is being cute.
John - the guy said to me that he never thought it could be the windows!
Richie - thanks, and hopefully I actually figured out the problem!
Thanks Jeffrey too! I would do this for free if I could.
Rob - thermal imaging is plain fun. But still, it's a serious tool and my sharpest arrow.
Nan - this builder does not have a good rep in our area, I can tell you that!
Window Shadow - didn't the Roman aqueducts go uphill mile after mile? Pretty sure.
Jay, finding the root cause before attempting the repair seems intuitive, but I guess it is not so for everybody. Glad to see they found you.
Chris - they did the "obvious" I think, which is a form of busy work. Why one keeps doing it is unknown to me.
Why is caulk though of as a repair? Or if a little doesn't work, add more.
And read the label! It says that any more than 1/4" is less effective! And should silicone be used with mortar and brick Jim? Why do they always use silicone?
Thermal imaging guns are a life saver! We use them on all of our inspections and they have made a pretty big difference! Excellent post!
Thanks Spectrum. I really love mine. While I can't say I use it on every inspection, I consider it the sharpest arrow in my quiver.