Cracks under windows

Originally Posted By: mcameron
This post was automatically imported from our archived forum.



http://www.nachi.org/bbsystem/usrimages/more/100_0577.JPG ]


[ Image: interior crack under window ]


[ Image: sticky gunk over screws ]


Originally Posted By: jpope
This post was automatically imported from our archived forum.



There could be several problems. Improper flashing and improper installation are in the forefront of possibilities.


In any case, it's a builder issue. Document it and recommend appropriate repairs. The fact that the previous repairs were insufficient could mean that the windows may need to be replaced.

In most states, builders are on the hook for at least one year. It's not your responsibility to determine the cause.


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

Originally Posted By: mcameron
This post was automatically imported from our archived forum.



I know, this inspection was like an 11th month warranty inspection except on the 4th month of ownership. I wanted to try and give my clients a better answer than the regular cookie cutter “Refer to builder for further evaluation”. These clients are most likely going to court over these various issues found. Thanks for your advise.


Originally Posted By: jpope
This post was automatically imported from our archived forum.



mcameron wrote:
These clients are most likely going to court over these various issues found.


It that case, you most certainly do not want to try and determine the cause.

If you report that "Damage to and around windows is caused by improper installation of the window flashing." The builder will only have to prove that they installed the flashing properly.

If you report that "Water penetration in and around the window is causing interior and exterior wall damage"(or something to that affect). The builder is on the hook to figure out the problem and fix it.


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

Originally Posted By: psabados
This post was automatically imported from our archived forum.



Ditto what Jeff said!


Could be a bunch of problems, along with flashing improperly installed. Could also be the wrong type of screed being used, definitely the wrong type of nails and I wouldn't be a bit surprised if the moisture barrier is wrong or missing.

Pulte Homes has a developement south of KC in my area. They are in the process of replacing fronts on about 70 homes that Tyvek barrier was omitted. Some what fortunate in the matter that they are only stucco and stone fronts with only minor mold clean-ups.

Judging by all of your posts on this dwelling, this could be a major problem effecting the entire exterior. Patching will not be a cure for this dwelling.

Paul


Originally Posted By: mcameron
This post was automatically imported from our archived forum.



Thanks guys.


Originally Posted By: gbell
This post was automatically imported from our archived forum.



Is the home wood frame, block or solid poured concrete?


Is it in a subdivision? If so does the builder have other homes in the area?
Check some of them to see if they are having problems.

How was the land used before it was developed? Grove, Pasture, Swamp

In my opinion there are a lot of problems for a home of this age. I would be very concerned if I were the owner. If all else fails they can file a complaint with DBPR.

https://www.myfloridalicense.com/entercomplaint.asp?SID=


--
Greg Bell
Bell Inspection Service

Originally Posted By: mcameron
This post was automatically imported from our archived forum.



The home is block construction and is built up on swamp/grove land. And yes it is in a brand new subdivision. Thanks for your help.


Originally Posted By: dedwards
This post was automatically imported from our archived forum.



Mike,


From looking at the pics the home appears to be an EIFS finished exterior. There have been numerous problems with EIFS mostly caused by the installers. One contractor I personally know here told me that the majority of the problems occur around the windows and doors, followed only by the lack of kick-out flashing where a roof might intersect a second story wall with the EIFS (synthetic stucco) on it. He further told me that the biggest problem they encounter is the window installers not putting the necessary barriers in the hole prior to installing the windows. The proper way to install calls for a lot more materials and know how that the average window. It has a system that literally channels the water away from the window sill. I always check the wall under the window inside with a moisture meter directly under the apron and at the corners and also at the intersection where wall meets the floor and carpet. I don’t do EIFS inspections myself and always refer it to a specialist when I run into cracks, holes and signs of poor installation. Hope this helps some.


Originally Posted By: gbell
This post was automatically imported from our archived forum.



A little research answered my question.



Greg Bell


Bell Inspection Service