leaking brick HELP!!

Clay or concrete brick?

First, brick ranges in permeability from sponge-like to almost no absorbtion, so the type of brick is very important.

Second, even if the brick absorbs some water, if there is a cavity behind the brick, it should extend clearly down to flexible flashing and weep holes at the bottom. This will be almost impossible to verify without invasive methods.

There could be many causes…a cavity clogged with mortar, as one responder suggested, clogged weep holes, absence or deterioration of flashing, absence or deterioration of felt or Tyvek in the wall, and brick permeability among them.

Thé brick could be sealed with a clear coating that will allow the brick to breathe while repelling water driven from outside. Such a product is manufactured by MAB Paints: http://www.mabpaints.com/splash.cfm

William, look through this, it might help.

http://www.bia.org/html/frmset_thnt.htm

http://www.bia.org/html/frmset_thnt.htm

It is possible for weep holes to appear to function, when in fact a Mortar net was not used directly above the weep hole courses and the drainage is impaired by partial blockage.
If the flashing was not properly installed, water could find it’s way behind the counter flashing.

The other possibility is the fact that some bricks are more permeable than others and may require face shielding from the rain.
A product such as this below could be used and eliminate water intrusions through the brick.
http://www.conproco.com/ConproShieldM.htm

This should stop the bulk of leakage and if still does, I would look into making sure all penetrations near doors and windows have been properly sealed.
Flashings should be visible above steel lintels and below windows, I would check that too.

We cannot eliminate the improper installations of the flashing and weather barrier behind the brick facade, unfortunately.

Hope this helps.

Marcel :slight_smile:
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want to define how,where water is FIRST entering then run a water-test.

FIRST, get a hose, run water at ground level…not a trickle either, run near full blast but do NOT allow water to hit/soak any bricks-mortar joints etc Above grade.

Run water 30-40 minutes, your recreating a heavy long rain but only top of bsmt wall down is getting wet. If NO water enters then there is NO problem
with bsmt wall below ground.

Then take the hose and slowly soak/wet a certain area of bricks `n joints starting just-above the bsmt wall, take your time, go side to side and slowly work your way UP. Have someone Inside basement watching for first sign of water entry. This is done on on outside of where plate/leak is inside of course. In linear length its wise to soak about 10’ wide centering the plate area.

You will eventually find the problem(s),openings. Sometimes these openings in mortar joints are pretty small, sometimes the joints APPEAR to be sealed/tuckpointed but a few may be real THIN and wind blown rains can easily force water through any opening.

Sometimes the problem is a small/tiny chip-crack in a brick. Sometimes water/rain will FIRST enter through a first floor window, either through the
screen or around window egdes, yes first floor window. Have seen an attic vent be a couple HO`s problem, where rain first enters.

Have seen openings around milk chutes, kitchen fans be the problem, any line entering into home like a cable/phone/a-c line etc. Openings in roof valley was a couple HO`s problem.

Running the water, spraying the water against an area of bricks,joints,windows etc is recreating a wind blown rain. Rule out the basement wall first, then work yer way up.

There may be several openings/problems so its a good idea to take time and soak the entire side from ground level up to roof to find all em all. Just because ya find one area doesnt mean there arent a few others. Sure, may be just one. I do this all the time, it works!

IF the grade/soil is built UP then, opening(s) could be right there, just below grade. In what your describing, more often than not i see the problems ABOVE grade, small openings in mortar joints/chips-cracks in brick, window,door etc.

If you look at pic`s i just posted, see openings below grade, under door. These kinds of openings can also be found around other areas of house, where grade may have been raised and joints/bricks not sealed. Problem/leak has NOTHING to do with grade outside, nothing to do with downspout extensions.

Good ideas ,Thanks John could not find pictures … Cookie

FORGET that this is chimney,see the tiny horizontal opening? This is one way water enters, through ANY direct openings in mortar joints,lil cracks-chips in bricks and so on.

http://www.askthebuilder.com/495_Cracks_in_a_New_Chimney.shtml

-So why the leaks?
“Water enters brick walls where mortar contacts the brick. Yes, I know that LOOKS like a solid joint but we are talking tiny cracks…”

http://www.askthebuilder.com/B107_Brick_Veneer_Leaks_-Flashings.shtml

Could be small opening(s) in joints,bricks but don`t forget around or through any window/screen, service line etc

You may have to click ‘BACK’ on the right side to view!!!

http://photosmart.hpphoto.com/FilmStripHome.aspx?JobID=ab9875d3-67de-4314-b6ff-a622609109d1&SKU=HP

see pics 17-25, may be a few others showing openings below grade that allow water to enter, cause efflorescence/mold/paint peeling etc. These openings were a gift from builder and city inspector:mrgreen:

These kinds of openings may be underground on other walls, don`t build up grade until bricks and mortar joints are sealed. Raising grade will only allow MORE water-moisture in raised SOIL to sit against these openings,unprotected bricks-joints and may also cause faster DETERIORATION of bricks.

See pic 18, see efflorescence under sill at top of bsmt wall? Efflorescence can wick, show up on INSIDE of basement wall too. But, its OFTEN on inside of bsmt wall(s) due to openings on outside/unprotected bricks etc. Remedy to stop water/efflorescence/mold etc is repair on OUTSIDE!

Does Everdry,Insta Dry, B Dry etc etc explain this to homeowners? hell no. Do they even understand any of this? Prolly not and even if they did, they prolly not say and rather sell HO an inside drain tile system…its about the MONEY!