My wife and I are buying a new home and closing tomorrow. When the
hose bib that is installed in the garage is turned on (with no hose
attached) it sprays water onto the wall where the hose bib is, down
onto the sill plate and it works its way either between the sill plate
and the foundation, or between the sill plate and the drywall. In
either event, the result is water leaking down the basement wall onto
the basement floor. The builder said that is normal, and just not to
use the hose bib without a hose attached. Can that really be true?
If he won't fix it, I figure it's an easy fix for me, with just some
caulk between the drywall and sill plate, or between the sill plate
and foundation. Or do you think it would be better to put some sort
of flashing up to keep water from penetrating altogether? Other ideas
in this instance? Thanks in advance.
I can't see it from here, but I can picture something where it might be
If you think you will ever use the bib with no hose attached option 1 or 2
depending on how often you think you will do it.
I could be bad and say just use a hose but I won't.
Please come visit http://www.househomerepair.com
Do you really think this is the only goof the builder has made? The
lack of proper flashing in this area is fair warning that there
probably are more serious code violations you have yet to discover.
Methinks you need to watch a few episodes of "Holmes on Homes" and be
much more critical about what you spend your hard earned $$ on. If
this were my choice, I would axe the deal summarily and look for
something built with integrity. Good luck, Matt, you have my deepest
Who says this is a goof, code violation or a lack of integrity? I
don't know of any code requirement that says that the interface
between the floor or wall inside a garage and the foundation must be
waterproof. It's common to see hose bibs located inside a garage,
but that doesn't mean they are meant to be used without either a hose
or a bucket to contain the water. If you let water pour out on the
floor, what do you expect? As for axing the deal, good luck doing
that on this silly premise.
If you really think that it is the only problem then at the closing bring it
up as an unresolved issue and request that an amount of money be placed in
escrow to assure that the work problem is fixed satisfactorily.
Pick an amount of few hundred dollars with the explanation if it is not done
within so many days you will hire somebody else to do the job and will pay
for it by the escrowed funds.
If there is a mortgage lender involved he will most likely be on your side.
Is this inside or outside the garage? If it is outside, the water should not
have a route into the house, or the rain will too. Sounds like a problem. If it
is inside, where would you expect the water to go?
The typical hose bib does splash quite a bit. They are easily tamed with a
short hose or an aerator. Not seeing yours, it may be worse than average
I'd be more concerned about the fact that water gets through from the
garage. Can I assume this is inside, not outside? Put some caulk on the
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