Window flashing --

[lfoster]

I need some clarification, please: wording of the 2006 IRC.

703.8 (1) states the flashing is to extend to the surface of the exterior wall - or to the water resistive barrier for drainage.

703.8 (4) says flashing shall be installed continuously above all projecting wood trim. -- I would assume (bad choice of wording) that 703.8(4) refers to wood trim other than at doors and windows ?

Flashing has not been installed above the window trim in the photos. A drip cap appears to be part of the upper window trim / inner seal.

Do you call this type of installation?
or include in comments?

Thanks,
Linda

[Carl A. Brown]

Did they have kickouts?

Maybe recomend an IR inspection?

[cbuell]

Linda,
Many builders are doing that around here----where the flashing installation is as it should be if the trim weren't there. They see the trim as "ornamental"--disposable in a sense. I agree that the trim above the window should be properly flashed. It is usually just caulked. I recommend that the caulk be maintained or proper flashings installed to prevent water from getting behind the board. Sooner or later this type of installation can/will lead to problems.

[ldapkus]

Here are some pics from a moisture intrusion inspection on a brick home where the caulk that sealed the window frame to the lintel had shrunk and allowed water to come in and migrate to the basement. The builder couldn't find the problem and was dependant on my results. Home is about 15 months old.

[rwand1]

Linda,

Yes I would call out a drip cap is missing on the first picture 100_9754b.jpg
The second photo appears to have a large overhang negating the need for a drip cap.

[Carl A. Brown]

Linas.

No moisture barrier?

[Barry Adair]

Originally Posted by cbrown1

Linas.

No moisture barrier?

What's that?

[ldapkus]

Originally Posted by cbrown1

Linas.

No moisture barrier?

I guess not. Moisture came in on upper level and worked its way down the interior of the wall and ended up in the basement. The mortar weeps were gouged out after the brick was laid. What's a moisture barrier?? "No habla egles"

[Carl A. Brown]

I often wonder what this one looks like the pics are about 3 years old.

http://www.badstucco.com/bricks/bricks.html

when I took the pictures it could have been fixed I called an OVPKS. codes official and he would not do anything about it.

Allright Barry! You know what I am talkin bout!

When everyone is talking about caulk joints why don't they mention backer rod?

[Carl A. Brown]

And everyone needs to be on the look out for FAUX flashing!

http://www.badstucco.com/ff.html

[Carl A. Brown]

Linas,

A good chance if it had a house wrap on it the pulled it in at the head of the lower window instead of over it. As per the leader of the crap wraps instalation specs until a couple years ago! (tyvek) DUPONT And I have heard tell cement eats tyvek up anyway!

If the bricklayer used tarpaper he put it on over the bottom nail fin of the upper window makeing a funnel.

[Carl A. Brown]

Bad wrap examples.

http://www.badstucco.com/housewrap/HOUSEWRAP.html

[Marcel R. Cyr]

Linda;

Some of the illustrations in this link might help explain how some of this exterior trim should be executed.

http://www.windsorone.com/windsoronefull.pdf

Hope this helps.

Marcel

[ldapkus]

The owners said they watched the construction and Tyvek was used.

[Carl A. Brown]

Linas,

They also say to tape all the joints on the tyvek and that traps moisture in the assembly once it gets in. It also traps moisture in thats from in the house trying to get out. ie: vapor after it condenses! In the winter time for you and me. OSB for sheathing?