We have just had a new house built, and are having some water problems
in the basement. We have a brick front, and the rest is siding on the
outside. We are running the sprinklers like crazy because of new sod,
and on the wall with the brick on it, water is coming in like a
sieve. I took some pictures, which you can see here:
We subcontracted the brick wall out ourselves. We called the builder
and they came out and resealed the windows, and the problem remained.
The builder said for us to ask the bricklayer if he put "weep holes"
in the brick. I asked him and he said no, that they don't normally
drain water out that well anyway, and it's normal to get some water
leaking through cuz it has nowhere to go on the side with the brick.
But this seems like a lot of water to me! The water starts to seep
through after about 10 minutes of the sprinkler being on and hitting
Does anyone have any suggestions? Is my bricklayer crazy?
Thanks in advance!
There should have been a brick ledge formed on the foundation wall
with a Nervestral sheet attached to the sheathing and coming out
on that brick ledge with weep holes to allow the water to exit.
the exterior grade should begin at that point and fall a minimum
of 6" in the first 10 feet away from the building.
Pictures of water on the inside tell almost nothing other than
someone did something wrong. Brick walls are NOT waterproof or
even damp proof, nor are concrete walls or that matter. The
building science required to keep water on the outside is not
rocket science, but does require attention to detail, proper
performance by each trade, and following age old guidelines.
Keep the whole world singing . . . .
Since the water is coming in above the plate, we know its from the
sprinklers above grade and not subsurface water.
Here are some possible solutions:
1. Get different sprinklers so you don't soak the house. The water is for
the grass, not the house. I know you wanted 3,000 square feet, but the
house is not going to grow with sunlight and water.
2. Don't run the sprinklers so long. Even new sod doesn't need the kind of
water you are putting out. Sod needs a good soaking initially to soak the
sod and the soil beneath it. Once the soil beneath it is well saturated,
the roots will begin searching for it. After the initial soaking, you can
scale the water back some.
3. Check your windows. You didn't provide a picture. But my guess is that
there is no silicone sealing the brick to the window frame and/or sill. If
thats the case, there are probably some noticable holes, especially on the
sill, which will create nice funnels until they are filled.
4. Point up any holes in the mortar. Two of your pictures showed water
coming in at the corner. Corners are laced in and usually need some
pointing up to make a full, clean joint. I'll bet you have some holes
5. Apply a clear sealer to the brick. You may have a very porous brick.
Apply a clear sealer to close the holes. TIP-apply some sealer in an
inconspicuous area first to make sure the color or texture isn't affected.
Then apply the sealer whereever you think water could enter.
6. Reread #1.
ASP Home Building, Inc.
You've got a leak somewhere. Brick is pourous and will pass some water
not like a "sieve" in just 10 minutes. I would guess that the windows or
are not sealed correctly. But, I got to also say that looking at the
outside of your building,
a leak this big should be obvious. If not, you got to find out where it is.
You are sure the water is coming in above grade so I would suggest puting
some 2 mil plastic
sheeting over the windows and window seals and running the sprinklers hard
for 30 mins or so.
Hopefully, you won't see any water in the basement and you'll know where
your problem lies.
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