Water spots on inside plasterboard near bifold and windows

[ash2072]

Hi all I was wondering if someone can help me pls. I’m at my wits end.
Two years into extension. And both the side elevation windows and bifold door are allowing water to track in. Not huge amounts but wind driven rain is causing water spots internally around the bi fold door and windows particularly on the south facing wall
Where bifold kitchen window and bedrooms are.
The extension is the left but builder changed a few bricks to allow
For change in new windows
Etc.window fitter fitted the windows and doors not the builder
I have asked builder if he put in a cavity tray and he says yes?!!
Spent a fortune (builder wasn’t cheap) and I am being fobbed off I feel.
I had cavity closers in around windows and door before the window company installed.
More recently I’ve also had water above skirting board in open plan where kitchen is and some along where the plasterboard meets the door frame.
I am certain there are no cavity closers there. But certain everywhere else they are .
As I have photos on phone. Pls can someone provide an insight into why this is happening
Thanks

 

[noseall]

One look at that brickwork setting out....

eek!

 

[ash2072]

I don’t understand

 

[ash2072]

Honestly the builder was not cheap brickwork aside please can you offer me any advice regarding these water spots appearing inside.
Mortar looks ok outside as I had it pointed so the old meets new wall

 

[ree]

OP,
If the bricklayer worked dirty then snots on the cavity ties could be bridging the cavity?
1. No cavity tray weep holes to be seen over any of the frames - perhaps cavity trays were missed out? Remove a brick, say, three courses above the door head or use a Boroscope to find out.
2. All the frames should have been set back 75mm from the face of the brickwork.
Hood mouldings fixed above all the frames will cast off rain water.
Carefully examine the sealant around the door frame esp. & all other frames.
3. What kind of insulation is in the cavity?
4. Do you have Dot&Dab on the ground floor?

5. The step appears to be bridging the DPC?
6. The air bricks would have worked better a course lower.
7. Why the need for the Aco linear drain?

 

[ash2072]

Hi
Thanks for the reply
There are weep holes for the kitchen windows and bi fold door(there is a lintel for bifold door and weep holes Above this)
Just upstairs there isn’t weepholes as the opening was already there the brickwork was patched up to make way for smaller Windows width wise . Height was same.
Cavity insulation is new to the left of
The house (the extension on side) old side cavity insulation was retrofitted with cotton wool stuff many years ago when it was bought . No damp seen though around here.
Maybe needs looking into but nothing seen internally.
Walls have been dot and dabbed yes.
The air brick again is on old part of house and internally we have screed due to underfloor heating.
And aco drain is for drainage as new patio was laid after extension .
Il add another photo of the side which is extended.
Truthfully the bifold door and windows above are the old Part of house(we replaced an old window window) with bifold as its south facing garden
And side elevation to left is new.
So the brickwork you see in old part Has been filled Up /blended using bricks to make
Way for new smaller windows andThe large bifold door of that makes sense.
I didn’t realise the step is too high outside
What would you advise me to do.
At this
Moment where we’ve realise around bifold no cavity closer internally wel try to get these retrofitted as best as possible ,know we had a it’s closer every where else.
And then thermal plasterboard?
And I’m just trying to get to the bottom of why these drops of water
10p are
Forming inside. Some above bifold head on plasterboard and some kitchen window plaster board again similar position.
Some upstairs too in sons room (which deffo has no weep holes)
Th al for any advice aim not the most knowledgeable but would try to get things sorted ideally in a cheapish manner as we’re still recovering from loads we paid for extension etc
Is it possible weep holes are fake and no cavity closers there?
Should we try our luck with Stormdry and see how we do
.
Just fed
Up

 

[ash2072]

New pat of kitchen extension

 

[ash2072]

Thx in advance

 

[noseall]

I don’t understand

There is a cut brick, mid course above the bi-folds. Rubbish setting out.

 

[ash2072]

Thanks

 

[ash2072]

Hi again,
Again I’m after advice pls. Looking at the doors and windows they are about 40cm set back from the brick face. Obviously older window Frames Might have been deeper? But without mounting up costs I just want to resolve this as builder has done shoddy work despite
Not being cheap.
We’ve paid the price for this believe me .
The question I have is how do I find out why I am getting these water droplets on the underside of plasterboard on my windows..more so in driving rain
They seem to be on the south facing wall pretty much and it’s the case with new brickwork and old.
Builder says cavity tray has been installed and weep holes are present above bifold door and windows
But not original windows upstairs.
The water patches (albeit not big) is doing my head in as it shouldn’t be be coming in let alone 3 different areas (kitchen window, above bifold and bedroom window)
Am I unlucky and it’s due to driving rain in which case try some sealant across south facing wall or is it something else
I think the previous post regarding the skirting board water absorption at the bottom is due to no cavity closer which I will be sorting soon.
Any advice would be appreciated.
The water drops seem to be teetering on the edge of the underside window/ door wall . Almost always on that position?? Surely there must be a Pattern here.
Do I need to look at the roof? Also there is no moulding on windows just silicone a d fascia boards above near roof ? Could this have any relation?
Could really do with some
Pointers to investigate
Thanks

 

[noseall]

Hi again,
Again I’m after advice pls. Looking at the doors and windows they are about 40cm set back from the brick face. Obviously older window Frames Might have been deeper? But without mounting up costs I just want to resolve this as builder has done shoddy work despite
Not being cheap.
We’ve paid the price for this believe me .
The question I have is how do I find out why I am getting these water droplets on the underside of plasterboard on my windows..more so in driving rain
They seem to be on the south facing wall pretty much and it’s the case with new brickwork and old.
Builder says cavity tray has been installed and weep holes are present above bifold door and windows
But not original windows upstairs.
The water patches (albeit not big) is doing my head in as it shouldn’t be be coming in let alone 3 different areas (kitchen window, above bifold and bedroom window)
Am I unlucky and it’s due to driving rain in which case try some sealant across south facing wall or is it something else
I think the previous post regarding the skirting board water absorption at the bottom is due to no cavity closer which I will be sorting soon.
Any advice would be appreciated.
The water drops seem to be teetering on the edge of the underside window/ door wall . Almost always on that position?? Surely there must be a Pattern here.
Do I need to look at the roof? Also there is no moulding on windows just silicone a d fascia boards above near roof ? Could this have any relation?
Could really do with some
Pointers to investigate
Thanks

I'd say the leak is a fitting issue.

The header leak is likely to be water tracking back above the join between the bifold frame header and the lintel. However, there should be weep vents visible on the course directly above the door frame, if a CT was fitted correctly and there are none present...?

 

[ash2072]

Hi there are weep vents present above bi fold door and window on ground floor but not on second floor which was a replacement window

 

[ash2072]

But I have these water spots above bi fold door windows on ground floor and second floor
Doesn’t make any sense to me

 

[ash2072]

Truthfully the builder didn’t install doors and windows another rexternal
Person did. So if you’re saying they have to be set back to 70mm? And that’s why in heavy ish rain water is tracking back? I’m sorry if I’m asking so many questions this is not my area at all
And I feel like between the builder and window fitter each of them are fobbing me off. There are definitely weepholes above bifold door and windows on ground floor but unless they have been installed incorrectly the cavity tray I’m not sure what else to do