Flashed for weep holes, but no weep holes

[James E. Braun, CMI]

Basically what you are saying, it is a poor design for a crawlspace. Thats what I thought too.

[Joe Funderburk, CMI]

Originally Posted by jbraun

Basically what you are saying, it is a poor design for a crawlspace. Thats what I thought too.

Are you talking about the pier and curtain wall type of construction in general, or the FUBAR on the installation of weeps in the original post?

[James E. Braun, CMI]

The brick being below ground level, the water standing in crawlspace and the moisture barrier not being lapped up walls and piers at least six inches.

[Joe Funderburk, CMI]

You never see a moisture barrier lapped up the wall here, unless it's a conditioned crawl space, and they are rare.

[James E. Braun, CMI]

We never see a newer brick foundation in my area.

[John Evans]

Brick veneer on front wall of a 2 story Colonial I inspected this week did not have any weep openings. This problem seems to be way to prevalant, at least in my area. I report the absence of weeps and describe the reasons for proper flashing with weeps. Anyway, the buyers are attempting to abort the deal due to missing weeps. This is the first time I have experienced this reaction related to my reporting of no weep openings. Of course the agent is very unhappy, does anyone know if brick veneer weeps were required in 1996?

[Joe Funderburk, CMI]

Originally Posted by jevans

Brick veneer on front wall of a 2 story Colonial I inspected this week did not have any weep openings. This problem seems to be way to prevalant, at least in my area. I report the absence of weeps and describe the reasons for proper flashing with weeps. Anyway, the buyers are attempting to abort the deal due to missing weeps. This is the first time I have experienced this reaction related to my reporting of no weep openings. Of course the agent is very unhappy, does anyone know if brick veneer weeps were required in 1996?

John, if there was a void between the brick and sheathing and you could confirm a moisture barrier on the sheathing and the water could drain directly into the crawl space, then it's not a huge issue. That's how they were built for the longest time. I still point it out, but don't put it in the Summary in that instance unless it's less than about 10 years old. However, if it's a slab or other type of construction where I can't get a view of the things I described above, I make more of an issue out of it.

I've heard contractors and inspectors say that the weeps are ineffective because they get filled with mortar behind the wall. Maybe so, but I'm not going to bless a practice that isn't compliant with today's building code.

[John Evans]

Joe,
I could not confirm the presence of a vapor barrier or a 1" gap. Finished basement with drywall ceiling. Since there is no effective method of adding weeps following construction, I wonder if it is worth reporting on the absence of weeps. Inspection this morning, house built in 2006, stone veneer, no weeps. No vapor barrier behind vinyl siding, so why would they place vapor barrier behind the stone? Unfortuately, I could not see behind the stone. I will just report and move on, wish the local county inspectors would do their job!

[Joe Funderburk, CMI]

Originally Posted by jevans

Joe,
I could not confirm the presence of a vapor barrier or a 1" gap. Finished basement with drywall ceiling. Since there is no effective method of adding weeps following construction, I wonder if it is worth reporting on the absence of weeps. Inspection this morning, house built in 2006, stone veneer, no weeps. No vapor barrier behind vinyl siding, so why would they place vapor barrier behind the stone? Unfortuately, I could not see behind the stone. I will just report and move on, wish the local county inspectors would do their job!

When you say stone, do you mean pre-cast? That can be a big deal if there is no drainage system.

http://www.aohomeinspection.com/Home...cast-Stone.htm

[John Evans]

Joe,

House inspected this morning. Should the stone have any type of weeps?
Stone supported by concrete foundation, stone overhangs face of foundation 2-3".

[Joe Funderburk, CMI]

Originally Posted by jevans

Joe,

House inspected this morning. Should the stone have any type of weeps

Yes! That wall is essentially stucco. It's stucco with a rock stuck to it. The principals that apply to stucco apply to that wall. There should be a weep screed where the wood wall framing meets the concrete foundation. See this link:

http://www.aohomeinspection.com/Home...cast-Stone.htm

[John Evans]

Joe,
There is a lot of wall surface covered with masonry, moisture has no escape route. Found one interior wall very wet. The house is a foreclosure, only 3-4 years old. Thanks for the input.

[Vince Santos]

On a newer construction I mention it in the report. Actually today I inspected a home less than ten years old that did not have any weep holes. The mortar was cracking and a good amount of efflorescence was visible throughout.

Does anyone have an illustration of weep hole installation?

[John Evans]

Vince,

Try this site: http://www.gobrick.com/pdfs/Builder_...TOKEN=81730205

[Christopher Currins]

Originally Posted by vsantos

On a newer construction I mention it in the report. Actually today I inspected a home less than ten years old that did not have any weep holes. The mortar was cracking and a good amount of efflorescence was visible throughout.

Does anyone have an illustration of weep hole installation?

Here's a couple Vince.

Weep holes above flashing

Brick Veneer Wall


Thanks J. Evans for the link to that check list. This will be another way to help me explain to my clients the correct way to build a brick veneer wall and why it should include the recommended flashing and weep holes.