Wall Damage from Wall and Window Leaks

On many low rise condo buildings, and most homes, the exterior walls to the second or third floors are constructed using wood framing. I use to be a big fan of wood framing as it offers much better insulation value. The problem with wood framing in exterior walls is the potential for water intrusion into the walls – a HUGE problem for your home or building. One of the big things our company constantly deals with in Florida, is water intrusion into a building, and it can come in buckets (pun intended!) through the roof, exterior wall finishes (such as stucco, siding, etc.) and windows (now you see the connection!).

It is VERY difficult for the average home owner to notice the ‘signs’ of water intrusion until it is too late. Usually, by the time the ‘signs’ appear, there is extensive damage. In a wood frame wall, every component that makes up the inside of the wall – wood wall studs, wood plywood sheathing, sheetrock, insulation – are all absorbent materials, so they HOLD the moisture in place thereby accelerating deterioration. Moisture in building materials can quickly destroy the structural integrity and nurture mold and insect infestation. Repairs for a home start at several thou$ands and can go into tens-of-thousands in very quickly. If you are a condo association, let me put it this way: one of our clients is a very small COA in Boca – 42 units – that we are making these exact repairs (framing, windows, roof, etc.). This association’s cost so far is over $200,000.00 and we are not close to being finished. We have only made absolutely necessary repairs; of the units we have made repairs to, the cost has ranged from $7,000 to $20,000 per condo unit. As I said, it’s hard to find the telltale ‘signs’ for anyone, but for a COA, its especially problematic because the association is having to rely on uninformed condo owners, and worse, renters, to tell you they have a problem.

Window Leak

It is easy to check if the bottom track was installed properly. Remove the sliding window, then take out the ‘frame sill track’ that is located under the sliding window and runs the entire length of the frame. The fasteners/screws will then be exposed. Take out one or two and see if the holes were back-caulked. If not, fix it yourself. Remove all the screws in the bottom track; fill the cavity with a quality caulk or seam sealer, then put the screws back in. When the screw is 1/8” out from being secured to the frame, add a dab of caulk under the head for good measure, and finish tightening. It is also a good idea to add some sealer to the corners and any seams in the frame you can detect. Then wipe off all excess and put the window back together again.

WALLS:
This one can be hard for the layman to understand – how water infiltration can occur thru the outside skin of the building envelope. But it happens much more often than you realize. One first has to understand that water is VERY intrusive. And the possible points of intrusion are many! Any protrusion along the stucco wall that impeds water run-off is a prime candidate to eventually create an opening for water intrusion: windows (if they stick out), window sills, stucco bands, ornamental designs, etc., are all candidates. And barely visible cracks in the stucco that can be created from building settlement are obviously points for water to seep in. Once the water gets behind the stucco, it makes contact with the building substrate (usually plywood) – as I said these are absorbent materials, like a sponge, and when they get wet they wick the moisture throughout (drywall can wick water up to 30”).

Roof Leak - Wall Damage

SIGNS:
For most of these telltale signs to show up, please keep in mind that there has to be enough excess water inside your wall that it is wicking out to the dry side (or in some extreme cases, running out). These signs can be water stains on the ceiling, sheetrock tape joints that have separated, the top of the baseboard has separated from the sheetrock leaving a crack, the sheetrock side ‘return’ to the windows at the bottom is separating from the window sill or there is light mold on the sheetrock in this area, hairline cracks in the outside stucco (often times near an impediment to water runoff such as window sills, stucco bands and other protruding trim).

I recently had one customer who had none of these signs, but by simple good fortune they found they had a serious problem – they inadvertently rubbed their hand against the wall and their wall was so wet inside that that the paint pealed right off the sheetrock. They cut a hole in the sheetrock and found the wall studs to be rotted half way thru. In another project we were working on, I have seen an entire wall, from corner to corner, not have one single wall stud that was not COMPLETELY rotted through. The only thing holding up the roof was the stucco and the side adjoining wall.

If you think you may have water intrusion into your wall, call someone. If you are a condo owner, call your association’s property manager or someone on the board. If you’re a homeowner, call a contractor who specializes in this kind of work. Get someone who is an expert. A lot of contractors will say they can fix water intrusion problems, but unless they have dealt with solving these problems for years, they do not know all the intricacies involved. And as always, with any contractor you hire, call their references.

First let’s start off by saying that the many different window companies may have their own dedicated installers. Also, there are many specialized products or niches within the replacement window market.  Some companies focus on energy efficient windows and some consumers have a demand for this pricey product as it saves them money and provides a tax credit.  For hurricane impact windows this is tricky issue since a vinyl window will provide better energy efficiency but also much lower design pressures. And the list of different products continues with high design pressures for impact windows on beach front properties (those also often need “turtle glass”), hurricane windows with lower design pressures (& therefore lower cost) for inland properties, Miami-Dade approved hurricane windows for store front operations, etc. 

Benefits and features offered between the different companies will also somewhat overlap and also differ in some areas. Companies try to offer exclusive and different styles, grid options and colors to differentiate themselves from other competitors. Other companies will simply sell you just the window units and you’ll have to find your own installer or install them yourself.

Ask each contractor which you are considering if they will furnish you with a Certificate of Insurance. This will cost them nothing but will greatly add to your peace of mind. A company that won’t do this must be immediately crossed off your list for consideration.  Get this before work begins. When a home owner asks for a Certificate of Insurance, it also sends a subliminal message to the company that you expect a high quality and professional job.

Check each company’s record with the Better Business Bureau online. If a company is very large and has been in business for a very long time, don’t be too scared by a complaint or two; some people will complain as a way of negotiating the final price down and other particular people are just unreasonable and can’t be satisfied. Usually a complaint listed will detail the nature of the consumer problem.

Check with the local Bureau of Consumer Protection or Attorney General’s office for any complaints about contractors you are considering. This is free and will give you a good background history of any legal or informal complaints against a company.

The very most important tip is to ask for at least 10 references of customers who had the same product you are considering installed. Because any company can manage to have a few good references, it is best to call all 10 to get an accurate view of each company’s product and service quality. People who have already invested money with a particular company will usually give you very heartfelt and accurate advice. Consumers are just aching to brag about a good contractor they have found and equally energized to make other homeowners aware of problems they may have had. Consumers are anxious to reward good professionals for a job well done and also, exact some pay back for contractors who don’t live up to their promises.

This time spent in advance of purchasing, will assure you a professional window replacement job.