Water spots on inside plasterboard near bifold and windows

[freddiemercurystwin]

Why are those weepholes installed three courses above the bifold head?

 

[noseall]

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

Yes but not where they should be. There are still courses below the CT that are vulnerable. The tray sits directly onto the lintel lip....

cavtray2.jpg

• noseall
• 19 Jan 2024

cavtray.jpg

• noseall
• 19 Jan 2024

Bolt4

• noseall
• 27 Apr 2022

Weep!

• noseall
• 27 Nov 2017

Untitled

• noseall
• 13 Mar 2015
• 1

 

[ash2072]

Guess because there was a lintel above bifold door
The weepholes are high I agree above the door but only one brick high above kitchen window which has also got water spots
Is there any easy fix to this other than sealant? Or is it a window / door installation issue. I am racking my brains what to do and I’ve been told by builder to try sealant on that south facing wall

 

[ash2072]

Sorry not sealant I meant water sealant like stormdry
To be honest financially we’re still recovering from the build from two years ago and rectifying problems. Fed up is not the word

 

[freddiemercurystwin]

Try some water sealant if you like but if that doesn't work then you need to check there are cavity trays installed and that they are installed correctly. Cavity trays are 100% effective but only if installed correctly. Single skin brick skins can have holes in them, even when you can't see them, that's why we build walls with two layers of masonry, because the outer one is not waterproof. It's a rainscreen not rainproof.

 

[ash2072]

Thanks alot for the advice. I have asked a bricklayer to pop down and check the cavity trays when the weather picks up after removing a couple of bricks
My fear is someone else installing them incorrectly again. I honestly think either my bricks are porous or incorrectly installed or CT not installed with fake weep vents. It’s too much of a coincidence of these damp spots in 4 areas of the house
Predominantly on the south facing wall.
Guess il know and depending on cost il make a decision to try sealant or get it rectified
Thanks again .
Does anyone know roughly the cost involved for cavity trays

 

[noseall]

Guess because there was a lintel above bifold door
The weepholes are high I agree above the door but only one brick high above kitchen window which has also got water spots
Is there any easy fix to this other than sealant? Or is it a window / door installation issue. I am racking my brains what to do and I’ve been told by builder to try sealant on that south facing wall

I'm still not convinced its a brickwork issue. Are the frame headers adequately sealed?

 

[ash2072]

Yes do you mean the sealant from outside?

 

[ash2072]

I will try getting a couple of photos tonight certainly ground level and my sons room is also affected too (all south facing)
I do agree at the front my windows are fitted in deeper if that makes sense and at the back they’re not I’m unsure why.

 

[ash2072]

Images at the back of the house,
Bifold door kitchen window and utility on sise
Of house. Weep vents are present at ground level. Just no idea. Appear to be decently sealed

 

[freddiemercurystwin]

As has been mentioned, something's off, they're too far out as has already been mentioned and the weepholes where fitted (have you actually tried pulling one out to check its not a fake?) are too high for some reason. Whoever has built this has not grasped any good practices. The fact that you have three door/window heads showing up signs of leaking probably means.

Try some sealant around the frame if you want.

Then if that doesnt work try some brickwork water sealant.

If they don't work the problem looks like some kind of cavity tray issue. Even if rainwater was getting in at the roof a CT should prevent issues such as these.

 

[ash2072]

Thanks
We have tried sealing late last year in few places with ct1 but like you say I don’t think the installation is correct if any
Il wait for the bricklayer to come next month or so and take it from there
Are we talking a lot of money for the cavity trays
Iv heard about cavitytrayman who is quite local to us as we are in Manchester
Does anyone know if he’s good