These photo’s are just a sample. Weep holes galore. One gable must have had a dozen.
Two questions:
I would think with multiple flashing membranes, you’d have compartmentalized the air space behind the brick veneer instead of having a continuous air space. I don’t see how that would create a problem though. At least there are weep holes and they’re properly flashed. It certainly seems like overkill. I only look for them at the bottom of the veneer when it transitions to another material, like the foundation, lintels, and roof surfaces.
Only minimums and recommendations.
IRC R703.8.6 (2018 cycle)
There are many more references to detailing with weep holes on the BIA site.
Observation: Exterior: Masonry veneer. Running bond.
Stretcher course window sills. No capillary break.
Concave bed, head and but joint finish.
Painted masonry walls and mortar.
Shifting masonry. Various locations. Poor but joint spacing. Various locations.
Suspect: Prior mid-wall venting issues. Additional weep holes or additional mid-wall venting was installed…
Request disclosure from the vender as to, in the past, to the best of your knowledge, did the mid-wall assembly require further evaluation for moisture buildup. Where additional weeps holes or mid-wall vents installed?
ICC:R703.8.6
8.6Weepholes shall be provided in the outside wythe of masonry walls at a maximum spacing of 33 inches (838 mm) on center. Weepholes shall be not less than 3/16 inch (5 mm) in diameter.
Downside: I suspect the masonry wall is unhealthy so they added venting to areas of concern. Weep holes require flashing to allow water to be dispersed to the outer wall.
I suspect mid-wall assembly vents were installed.
Wonderful verbiage. Great description. Bravo.
May I add, Multiple flashing membrane curtains, at varying masonry course heights and lengths, would create compartmental spacing in the inner wall assembly; thus impeding the free flow of atmospheric air inner wall assembly venting due to the number of flashing curtains draped from the structural sheathing to where the flashing is incased in mortar inside the veneer wall assembly.
Hope I made sense…
Thank you for the feedback everyone. Of course I expect weep holes at fenestration and 1st course along the foundation.
I did observe these added weep holes were located where the sidewall was stepped along the pitched roof to include gables.
Another tid bit of information. This is new construction and I have performed nearly a dozen inspections in this one neighborhood. This is the only home that has all these weeps.
It may just be a screw up 
Intersting to say the least!!
I have never seen weeps in locations as these. Maybe they were going to install a window at that location, changed their minds, modified the prints to remove the windows, but forgot to remove the weeps.?. 
Interesting point but no. I did the pre-drywall on this home and the fenestration is consistent with my previous visit. It is beginning to look like this belongs in the WTF thread.
I have a hard time seeing this as new construction. As for the weep holes… I come from an architectural background. The only thing I could contribute them to would be if there is some kind of structure in these areas. Bond beams, structural steel, headers, etc. If it wasn’t new construction I would say maybe there were moisture spots on load bearing masonry wall that somebody decided to relieve the water pressure by popping in weep holes.
I know, it is pretty beat up. I have had many resales with less defects.
I suppose this is possible (and more likely than anything I can some up with). I was there during pre-drywall before any cladding had been installed but not during the brick installation. If there is a bond beam etc, it is well hidden.
I think the flashing membrane embedded below the weeps indicates these were installed as the brick was installed.
Here are the pre-drywall photos
Please everyone, consider these openings, with plastic weep hole plugs, as masonry wall venting.
Do not drive yourselves crazy thinking these are weep holes for weeping bulk water. Some are mind you but they follow an lateral, line course order. Typically a foundation brick shelf and upper/lower fenestrations, lentils and sills.
Weep holes, or opening between brick but ends, in masonry walls also address the mid-wall space, that 1" to 2" inch gap between the veneer and the tumbler framed inner wall assembly, with venting to circulate out damp trapped air, RH, or even drying moisture laden objects, to be vented out prior to become bulk water through dew point condensation. *Note: Dew point is the temperature at which the ‘moisture in the air’, RH, visibly forms into liquid or ice. When the surface temperature of an object, masonry in this case, falls below the dew point, bulk-water will form or “condense” on the surface of the object.
Morning Randy.
Could you explain about what you posted, “moisture spots on load bearing masonry wall”
For one, I do not see any load baring masonry walls. I see masonry veneer. Any load bearing masonry would be subject to structural masonry rules. Secondly, nor do I see any moisture spots on the painted masonry veneer. Any suspect condition would reveal a darker paint blush pattern and various atmospheric grime stains that would adhere to moisture.
I have frowned upon painting masonry for decades. Staining brick masonry is fundamentally easier, lasts much longer and allows the masonry and mortar to breath. Painting masonry traps moisture inside the unit and mortar leading to advanced failure and material longevity.
| Virus-free.www.avast.com |
Sorry for the confusion. First off, I agree, paint on brick is a problem waiting for an opportunity to turn into a disaster. My comment about wet spots was generic in nature. I cannot see enough detail in the photo to know many details of the inspected condition. I have worked on high rise buildings of load bearing masonry construction. They had no weep holes because in theory the walls were grouted solid. Unfortunately, that was not the case . Over time water found its way into the walls and filled the voids which then wicked out of the masonry showing wet spots on the masonry. When we started restoration efforts and removed mortar joint material water shot out sometimes 4’ from the wall because of the pressure.
If there is structural steel in the wall in the area of the weeps that would give some explanation for them.
No worries. I though as much.
As to weep holes in residential construction. It is only recently, in my neck of the woods, weep holes where constituted into single one and two story family homes. Throughout my years in the trades, as well as a practicing mason, I have never witnessed negative issues caused by lack of weep hole spaces. I must have dissembled hundreds if not low thousands of masonry walls to rebuild.
That surprises me. I am in Michigan, USA and have seen several issues caused from water trapped in walls due to lack of weep holes. I would think it would be even more severe in Montreal.
One would think, but again the work was on homes from the 1950’s and under.
Veneer wall venting is another issue all together. Damaged from unvented walls occurs. Weather driven into and under poorly secured or fastened, loose fitting roof coping leans parapet walls over time. Weather driven between worn of missing window caulking bows or buckles walls due to mortar degradation.
Maybe, but I see it differently. Each course of weeps have an embedded membrane which is consistent with flashing. No need for flashing only to vent.
Here is what I think is behind each weep.
No need for flashing vents.
