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  #1  
Old 11/29/12, 10:27 PM
John Safstrom John Safstrom is offline
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Default Weep hole location above windows

I normally see weep holes in the 1st row of brick veneer above windows. This house had them 5 rows up. This seems to defeat the purpose, but I haven't been able to find a reference to required weep locations.

weep-hole-location-above-windows-p1080014.jpg



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  #2  
Old 11/29/12, 11:35 PM
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ROBERT YOUNG, CMI ROBERT YOUNG, CMI is offline
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Default Re: Weep hole location above windows

Sorry for the edit.
I may be getting ahead of myself. They may also be vent holes.

The window have lintels. All look good to me.
Metal expands contracts and is under load. In Montreal there is little masonry at the brick shelf. The shelf course is bitumen sheet with masonry pointed weather joint. The weather joint is filled with polyethylene caulk colored and 5/8' thick to look like the masonry bedding.
Masonry bedding alone on a metal/steel brick shelf like the one in your photos have a tendency to crack laterally and wonder vertically.



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Last edited by ryoung7; 11/30/12 at 5:18 AM.. Reason: adding Sorry
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  #3  
Old 11/30/12, 7:50 AM
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Barry Adair Barry Adair is offline
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Default Re: Weep hole location above windows

no adding, editing, deleting just a few facts

location of masonry veneer weep holes and flashing is specified by code and most masonry mfr

old concept/requirement, nothing new (see pdf)

R703.7.6 Weepholes. Weepholes shall be provided in the
outside wythe of masonry walls at a maximum spacing of
33 inches (838 mm) on center. Weepholes shall not be less
than 3/16 inch (4.8mm) in diameter. Weepholes shall be located immediately above the flashing.

R703.8 Flashing. Approved corrosion-resistive flashing shall
be provided in the exterior wall envelope in such a manner as
to prevent entry of water into the wall cavity or penetration of
water to the building structural framing components. The
flashing shall extend to the surface of the exterior wall finish
and shall be installed to prevent water from reentering the exterior wall envelope. Approved corrosion-resistant flashings
shall be installed at all of the following locations:

1. At top of all exterior window and door openings in such
a manner as to be leak proof, except that self-flashing
windows having a continuous lap of not less than11/8
inches (28 mm) over the sheathing material around the
perimeter of the opening, including corners, do not re-
quire additional flashing; jamb flashing may also be
omitted when specifically approved by the building official.
2. At the intersection of chimneys or other masonry
construction with frame or stucco walls,with projecting
lips on both sides under stucco copings.
3. Under and at the ends of masonry, wood or metal copings and sills.
4. Continuously above all projecting wood trim.
5. Where exterior porches, decks or stairs attach to a wall
or floor assembly of wood-frame construction.
6. At wall and roof intersections.
7. At built-in gutters.
Attached Files
File Type: pdf Flashing and Weep Holes Required 1994 SBC.pdf (194.1 KB, 269 views)



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  #4  
Old 11/30/12, 8:46 AM
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James T. McGrail James T. McGrail is offline
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Default Re: Weep hole location above windows

Good to have you as a member, you always have good information, thanks for taking time to help others.
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  #5  
Old 11/30/12, 8:56 AM
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Joe Funderburk, CMI Joe Funderburk, CMI is offline
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Default Re: Weep hole location above windows

Incorrectly placed weeps. They should be above the lintel and flashed. There is no visible flashing where they are now. Of course, now it can't be easily fixed. Just make them aware.



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Old 11/30/12, 9:30 AM
kwood kwood is offline
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Default Re: Weep hole location above windows

I agree with Joe! If there was a visible flashing then it would be OK. No flashing no go.
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  #7  
Old 11/30/12, 9:57 AM
John Safstrom John Safstrom is offline
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Default Re: Weep hole location above windows

No flashing was visible, and I showed the buyer while on site but I just wanted to make sure. Thanks for the info. House built in 1989, brick veneer.



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  #8  
Old 11/30/12, 9:59 AM
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Default Re: Weep hole location above windows

PS. A lintel is not flashing. Without flashing, lintels will rust out.



“The things that will destroy America are peace at any price,
prosperity at any cost, safety first instead of duty first,
the love of soft living, and the get-rich-quick theory of life.”
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Alpha & Omega Home Inspections, LLC
Inspecting Upstate SC & Charlotte Metro, NC
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Ph: 704-351-1776
NACHI ID: NACHI05120170
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  #9  
Old 11/30/12, 9:59 AM
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Barry Adair Barry Adair is offline
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Default Re: Weep hole location above windows

Quote:
Originally Posted by kwood View Post
I agree with Joe! If there was a visible flashing then it would be OK. No flashing no go.
no it wouldn't be ok
the required weep holes and flashing above the window/shelf angle are not present as depicted in the op pic



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Old 11/30/12, 10:20 AM
kwood kwood is offline
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Default Re: Weep hole location above windows

I don't think you are understanding what I mean Barry. You still need weep holes at the lintel and it is better to have a flashing however you are allowed to have a weep holes anywhere you want as long as the flashing is below it. I did not say that it is correct because it clearly is not in this picture.
Not OK for having no weep holes above the lintel but Ok to have weeps at another location also.
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  #11  
Old 11/30/12, 1:16 PM
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Default Re: Weep hole location above windows

Sorry all. I thought I was on Bob posts.
Deepest apologies Mr. Adiar.
Not much sleep over the past 72 hours.

I do not call out the lack of flashing on window lintels on residential in my area.
Nor do I pay much attention to weep holes unless the building is built within the last 20 years.
Sorry.

I understand about rust staining and frost in my area.
I call out what I can see.
Not enough information in the photo. Sorry.



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Old 11/30/12, 1:49 PM
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Default Re: Weep hole location above windows

Here are some examples.
I have no worries about a wood or metal framed buildings up to 4 units..
Attachment 60626
Attachment 60627
Attachment 60628
Attachment 60629
can you see flashing?
The flashing, when there is one at the lintel, can be and most likely is polyethylene 6 ml. that is cut before the iron and under the masonry.

Flashing and capillary breaks are applied on brick shelf's that tie into wall openings if the building is commercial or large residential.
I have never seen flashing on lintels on residential 1 and 2 unit building in my 35 years. I rarely see weep holes under windows or on the foundation shelf but will say that are gaining prominence seeing that homes are becoming more air tight.
Again it is dependent upon the engineered design of the wall.

NOTE The flashing is under the masonry. If it is poly plastic is cut at the metal edge and you will rarely see it. I have never seen metal and I am starting to see blue skin on metal shelf's on concrete stacked condo's and plastic (blue skin with weep holes on foundation. But again only small or large commercial..

Many years have passed me by and I have not heard of a home that had gypsum board and paint issues due to the lack of weep holes.
I am speaking locally only.

JMO



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Last edited by ryoung7; 6/9/13 at 12:56 PM..
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