Brick veneer walls

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1

Originally Posted By: fmagdefrau
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On a new construction inspection I noticed there were no weep holes in the brick veneer wall.


I pointed this out and explained to the client that this wall should have weep holes. I even showed him the house next door which had weep holes. Then walking the neighborhood I noticed some had weep holes and some did not.

The realestate agent hit the roof called some bird on the phone then said they are not required in this area. Well I thought this was all crap, and stuck to my grounds.

Should brick veneer walls have weep holes ? Did I do the right thing ?

Frank

2

Originally Posted By: dfrend
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First, politely explain that you are not a code inspector, and did not report that they are “required”. (You didn’t, right?) Anyhow, explain the purpose of weepholes and the problems that may result from them not being present. Then explain that they are free to ignore your comments, but when those problems arise, you WILL have them refer back to those comments.


I can't stand calls like that. They have a choice. They hired you for your professional opinion. You gave it and now they want what? To delete them? No way. They can ignore them. Don't increase your liability by taking out comments based on proper building practices.

Many things are not "required". Does that mean it is right?

--
Daniel R Frend
www.nachifoundation.org
The Home Inspector Store
www.homeinspectorstore.com

3

Originally Posted By: fmagdefrau
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Hi Daniel,


What are some of the problems that could come up in the future when a veneer wall has no weep holes /

Frank

4

Originally Posted By: dfrend
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Here is one article:


http://www.hhinst.com/Artbrickveneer.html

From another:

Quote:
Weep Holes and a Clear Air Space

Wind striking a masonry wall causes a positive pressure on the wetted brick surface. If one can equalize the pressure on either side of the masonry veneer, the force is substantially reduced, hence there is a reduction in the amount of water entering into the wall system.

This "pressure equalization" is accomplished by using a combination of weep holes and having a clear air space directly behind the brick. This cavity needs to act as a chamber; therefore it must incorporate some form of air barrier and also be compartmentalized to obtain optimum pressure equalization. The air barrier can range from simply being the interior backup wall surface (though this can still be quite air permeable) to something achieving better performance using independent membranes adhered to the backup wall.

The air space must be unobstructed. Effort must be made to keep the space clear of mortar when the brick is being laid. A mortar-filled space allows direct routes for water to enter into the backup wall and into the interior of the building, as well as impeding water flow out of the weep holes.

The weep holes also provide a means of drainage for any water that does get past the brick veneer. These are located at the veneer supports, such as at shelf angles or at foundation walls.



--
Daniel R Frend
www.nachifoundation.org
The Home Inspector Store
www.homeinspectorstore.com
5

Originally Posted By: jbehling
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Lack of exit for any moisture that gets behind the wall is the big one.




Proper flashing and weep holes are essential elements in exterior masonry walls. Together, they provide a means to control moisture in a wall. If not addressed, moisture can have damaging effects on exterior walls. Excessive moisture within masonry can lead to crazing, efflorescence and spalling in some cases. Improper flashing can lead to moisture in the interior of a building.

6

Originally Posted By: dfrend
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Problems:


1. Mold from moisture buildup
2. Damage to structure from atmospheric pressures over time
3. Collapse of wall from freezing moisture

Fact: Ice is a very powerful force. When that water freezes and expands, it WILL move a brick wall. I have personally seen a collapsed wall as an insurance adjuster. The wall had too much moisture behind it. The freezing water gave enough of a push to knock the front wall off the 1 year old, $1.5 million home. Guess what was missing???????

--
Daniel R Frend
www.nachifoundation.org
The Home Inspector Store
www.homeinspectorstore.com

7

Originally Posted By: jpope
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required in new construction for masonry veneer.


Code:
Min 3/16inch weepholes above flashing max 33in on center per IRC703.7.6 and UBC1403.6.1


Make the builder prove to the buyer that it is not required. Hold your ground.

--
Jeff Pope
JPI Home Inspection Service
"At JPI, we'll help you look better"
(661) 212-0738
8

Originally Posted By: jpeck
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fmagdefrau wrote:
Should brick veneer walls have weep holes ? Did I do the right thing ?


Yes.

Go here Brick Industry Association , then scroll down the technical notes on the left, down to 28 - Anchored Brick Veneer, Wood Frame.

That is the way they should be built.

EVEN IF the builder can produce evidence that he is not "required" to install weep holes, print that Technical Note and give it to your client, tell them this is the "right way" to do it, and have them give a copy to the builder and the city. That puts the builder and the city on notice. Now, when there is a problem, the builder becomes responsible for the repairs (yes, it takes the threat of legal action, and sometimes it takes legal action, but the builder will likely lose and have to pay to correct it).

--
Jerry Peck
South Florida
9

Originally Posted By: ecrofutt
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I tell em,



Proper weep holes are not present in the brick veneer. Flashing is supposed to be installed behind the brick to direct water to the weep holes. I can't tell if flashing has been installed in the required areas behind the brick veneer.

Water does get behind brick veneer. It needs a way out so it doesn't sit in the wall rotting the structural wood until it evaporates.

Weep holes are openings in the brick mortar that provide drainage for water that has penetrated into the space between the brick and the wall sheathing. When installed, these are combined with flashing (a piece of sheet metal or other similar water resistant material) between the sheathing and bricks which lead the collected moisture out the weep holes. There is no way to see into this space behind the brick without removing brick or opening the interior wall. Making a determination about moisture issues inside the wall is beyond the scope of this inspection.

The Brick Industry Association (the people who make the brick and design installation requirements for it) recommend "weep holes should be located above all doors and windows, below all window sills, and above the ground at the base of the wall." Generally accepted nationwide building practices also call for proper weep holes in brick construction. However, local generally accepted building practices usually lag behind nationally accepted practices and may not require weep holes.

Even though some local jurisdictions require it, I seldom see proper weep holes in brick veneer in recent construction in this area.

Walls may be retrofitted with weep holes but without flashing to direct the water to the weep holes, retrofitting may be useless.

You may also want to review the following resources about the need for flashing and weep holes in brick walls.

a. The Brick Industry Association web site at www.bia.org.
b. An article on The Journal of Light Construction web site www.jlconline.com.
The article is: Keeping water out of brick veneer, by Jerry Carrier. Great
explanations, great pictures. Costs $5 to download if you're not a member.
c. The Building Science Corporation web site at
www.buildingscience.com/resources/walls/solar_driven_moisture_brick.htm
d. Construction books at your local library.

I recommend three courses of action:
1. Review the above resources to educate yourself about the need for brick weep
holes and flashing.
2. Consult the local building inspectors office for local requirements.
3. Contact some knowledgeable qualified brick or masonry contractors to
determine best repair methods, estimate costs, and have them perform any repairs deemed necessary.
==================

--
Erby Crofutt
B4U Close Home Inspections
Georgetown, Kentucky
www.b4uclose.com

10

Originally Posted By: kmcmahon
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On the motel I inspected yesterday, about 1/2 of the building had no weepholes. It just started and stopped…like when different masons have done different sections. It’s obvious that one mason skipped a step.

–
Wisconsin Home Inspection, ABC Home Inspection LLC


Search the directory for a Wisconsin Home Inspector
11

Originally Posted By: rmoewe
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Many builders around here put in weep holes, but DO NOT USE FLASHING. icon_eek.gif icon_eek.gif


Weep holes with no flashing are USELESS, (I write it up as ineffective).


You need to get down and look in the weep holes w/ a flashlight. Many times there is still mortar in the back side of the brick and you can’t tell. Just take a screwdriver and pry it out of the hole. IF you see block, wood, wallboard, or Tyvek, there is no flashing!!! Thus the weep holes are ineffective, and should probably be filled w/ mortar (if not repaired), since it creates another way for moisture to enter.


There is a sub-division across the street from me where the builder had to go back (2years later) and install weep holes in every house, about 250 homes. That cost him a fortune, since there is no easy way to do it. They have to cut out 3 courses of brick around the house, just to install the flashing. Also for proper installation, pee gravel or a mortar net should be used behind the brick, to promote positive drainage. Oh, don't forget about end damming (this is something that we can't see).

Jerry has listed many good websites on another thread in the structural section too.

Kevin,
You are right about a different mason. I hope the you wrote it up. I don't know about where you live, but every commercial job, that I have worked on requires weep holes.