I have a walk out basement (unfinished) on a 3 year old bungalow located in
Calgary, Alberta, Canada. The north and west walls of the basement are
above grade. With the insulation removed, we note water coming down the
walls during wind driven rain (typically at junctions in the OSB, or at
staple penetrations). The water is more pronounced in areas of the basement
below the upstairs windows. However, there are also a few penetrations
where there are no light fixtures or windows to blame. The wind was not
strong enough to lift rain over the soffits. I know the basement windows
are also points of entry, because I did some leak testing with a sprinkler
on a basement window, and I had water through the wall (below the window) in
under 15 minutes. Basically, what I am saying is that my house appears to
have numerous points of entry, and not all of them associated with windows.
The stucco appears to be in good condition and there are very few cracks. I
suspect there has been poor workmanship with the felt paper installation,
primarily around the windows, but I know there are other points of entry as
well. To repair properly and restore peace of mind, will likely require the
removal of all stucco, and starting over again (I have a lot of windows).
As you can imagine, there is a big price tag attached to this work.
I have read that elastomeric paint or acrylic paint can be used to seal
stucco. Assuming I do have numerous problems around the windows, what are
the chances that paint (with cocking applied externally around the window)
can effectively seal out any moisture problems?
I am curious if there is any information on the net regarding solutions to
the infamous BC condo problems? I haven't located a lot of information on
the repairs done.