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Posted: 2/13/2024 9:42:45 PM EST
[#1]
Quote HistoryQuoted: OP your getting good advice don't fuck around and find out.... because momma bear is itching to get in.... there is some sub par work going on. 
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Posted: 2/13/2024 9:44:27 PM EST
[#2]
Quote HistoryQuoted: There has to be code for this interface, OP would do good to figure out what it is. I'm sure some members here know where to look. Don't let them smear some sealant and walk away. Example of one way to flash the area. Again, having the code will help make sure the builder fixes it correctly and puts the leverage in your hands if he knows you know the code. https://i.imgur.com/29j6X2x.jpg That diagram is pretty accurate to code, showing Z-flashing and air gap (min 1” nominal) and brick ledge, but doesn’t show weep holes. With an improper air gap, buttered mortar can dam the air gap between the brick and sheathing, prevent water from using gravity to go down and out, and water always finds a way through. If there’s no weep holes, that’s another issue altogether. Flashing isn’t “sealed”, so weird forces driving water (ex: pressure washer), can drive water up and over the brick sill, and even the top plate, or beneath and through the siding. Again, water can do weird things, when driven, even when the the media was installed correctly. I’ve had homeowners complain about leaking French doors, and when they showed me how it was happening, they were blasting it with a pressure washer from 6” away. No shit, your weather stripping isn’t going to stop that. 
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Posted: 2/13/2024 9:44:34 PM EST
[#3]
Quote HistoryQuoted: What else is wrong that you don't see? Run.... You may be looking at substantial rework so as mentioned, do not close until the problem(s) are identified by a neutral party and corrective action agreed to. |
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Posted: 2/13/2024 9:45:05 PM EST
[#4]
Quote HistoryQuoted: Is that a basement for ants?  Kharn 
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Posted: 2/13/2024 9:50:16 PM EST
[#5]
Quoted: Thank you and thanks all for the tip. I only know enough that water isn't normal but that's it. Thanks for other things to ask and look for. Quoted: Thanks I'll ask those tomorrow! Quoted: OP your getting good advice don't fuck around and find out.... because momma bear is itching to get in.... there is some sub par work going on. Yep, acknowledged. "Run" isn't good advice. |
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Posted: 2/13/2024 9:51:28 PM EST
[#6]
In for the outcome. Hope it all works out OP.
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Posted: 2/13/2024 9:52:06 PM EST
[#7]
Quote HistoryQuoted: Yep, acknowledged. "Run" isn't good advice. We shall see..... Good Luck however. |
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Posted: 2/13/2024 10:15:15 PM EST
[#8]
Look to see if the brick veneer disappear below grade. In addition to the weep holes above grade, the area that extends below grade has to be done a certain way to account for being buried.
Took this tic in the dark, but you can see the vertical joint missing mortar. There should be something similar every few feet.  You can see some details below of both brick veneer stopping on the foundation above grade, and extending below grade and how they differ. https://www.google.com/search?newwindow=1&sca_esv=20512a2fd83683ee&q=brick+veneer+on+cmu+wall&tbm=isch&source=lnms&sa=X&ved=2ahUKEwjpjZLJ7amEAxVP3skDHeuoAqMQ0pQJegQIDRAB&biw=1920&bih=838&dpr=2 |
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Posted: 2/13/2024 10:15:59 PM EST
[#9]
Quote HistoryQuoted: Look to see if the brick veneer disappear below grade. In addition to the weep holes above grade, the area that extends below grade has to be done a certain way to account for being buried. Took this tic in the dark, but you can see the vertical joint missing mortar. There should be something similar every few feet. https://i.imgur.com/Q6Zfu8U.jpg You can see some details below of both brick veneer stopping on the foundation above grade, and extending below grade and how they differ. https://www.google.com/search?newwindow=1&sca_esv=20512a2fd83683ee&q=brick+veneer+on+cmu+wall&tbm=isch&source=lnms&sa=X&ved=2ahUKEwjpjZLJ7amEAxVP3skDHeuoAqMQ0pQJegQIDRAB&biw=1920&bih=838&dpr=2 Thank you! |
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Posted: 2/13/2024 10:19:42 PM EST
[#10]
Water isn't supposed to be there. I would be concerned, especially if you're in an area that freezes in the winter. That wall will crack eventually.
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Posted: 2/13/2024 10:31:37 PM EST
[#11]
Your garage has a crawl space?
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Posted: 2/13/2024 10:44:00 PM EST
[#12]
Water is getting into those blocks and has been for a long time, as evidenced by the white staining.
Which means whatever is above that, has been wet. How far above, no telling. But, water damages wood. So, depending on how long it has been happening, may mean all of that siding and drywall has to come off so the framing can be replaced, proper flashing done, then refinish inside and out. |
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Posted: 2/13/2024 10:49:35 PM EST
[#13]
Quote HistoryQuoted: It looks like water is getting between the brick and the block. What kind of waterproofing was done to the block? How about where the siding meets the brick? Are there any weep holes in the brick? This. Don’t sign papers on a promise “I’ll get to to it on Monday” crap. The brick face needs to come off, the block needs at least one coat of water sealer, then tyvek, tar paper, or peel and stick before the brick goes up again. You’re fortunate to see it now, mine started leaking after the warranty was up (as usual). |
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Posted: 2/13/2024 10:59:02 PM EST
[#14]
Quote HistoryQuoted: Thank you and thanks all for the tip. I only know enough that water isn't normal but that's it. Thanks for other things to ask and look for. Come on your a bubble head, water in the people tank is never a good thing. |
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Posted: 2/13/2024 11:01:49 PM EST
[#15]
OP if you are unsure, maybe hire a local home inspector (out of your own pocket)....just to keep your contractor in check.
A second professional opinion might put your mind at ease before you close. |
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Posted: 2/13/2024 11:06:14 PM EST
[#16]
Whatever they do get an extended warranty in writing for how/what they repair
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Posted: 2/13/2024 11:11:06 PM EST
[#17]
Quote HistoryQuoted: What’s this, and is that the wall in question? Looks like a sump pump outlet, but you have a crawl space…. Condensate drain? https://www.ar15.com/media/mediaFiles/503720/IMG_2778-3128370.jpg Water heater T&P line. Not an active drain. |
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Posted: 2/13/2024 11:22:59 PM EST
[#18]
Quote HistoryQuoted: There has to be code for this interface, OP would do good to figure out what it is. I'm sure some members here know where to look. Don't let them smear some sealant and walk away. Example of one way to flash the area. Again, having the code will help make sure the builder fixes it correctly and puts the leverage in your hands if he knows you know the code. https://i.imgur.com/29j6X2x.jpg This detail has the wall and the brick on the same plane. That should never be the case. There should be a dropped brick ledge. I know that wasn't the intent of you posting this, but likely the brick is not on a step down ledge below the bottom of the block, which is part of the problem. The bottom of the siding is likely the second part, with some flashing detail missing. In a nutshell, the brick has to be removed, a step down ledge needs to be cut into the foundation, flashing should be added at the top and new brick laid. Similar to this sketch, except 1-1/2" is enough drop. ETA: Better detail. The insulation is not necessary in your case. 
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Posted: 2/13/2024 11:37:19 PM EST
[#19]
Drop back 5 and punt. Fanduel the other team.
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Posted: 2/13/2024 11:50:55 PM EST
[#20]
Quote HistoryQuoted: Your garage has a crawl space? No I was just showing for reference. Other than this defect, everything else checked out on inspection. That's why I lol at "run." Obviously how the builder responds, will matter, and so far they're taking ownership. This is a small, local semi custom builder. To answer another question, no plumbing above garage. It's an empty bonus room with a mini split which that condensate drain line goes to. This is middle Tennessee with shallow bedrock hence slabs and crawl spaces vice basements. We have had high winds and blowing rains the last few days. Clearly, though, something isn't right in this spot. |
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Posted: 2/13/2024 11:59:33 PM EST
[#21]
Are the blocks filled? How recently?
My concrete filled blocks took a very long time to dry, like several weeks they still looked wet. |
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Posted: 2/14/2024 3:36:24 AM EST
[#22]
I had something like that happen during a driving rain. Most people don't know that mortar is hydroscopic to an extent and water can and does get through it.
The fix was Thompson's Water Seal and it worked quite well. Some brick layers only use a small amount of mortar in certain areas. That can allow water incursion. |
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Posted: 2/14/2024 12:42:37 PM EST
[#23]
Just met with builder at the house. He already had a team there taking down siding and such. The culprit appears to be that they had a siding seam on top of two flashing seams which made a path for water during the recent storms.
They're redoing it on that wall and inspecting the rest of the house to ensure the same mistake doesn't occur elsewhere. We're also writing an addendum for a three year water intrusion warranty on top of the standard 1 year new home warranty. We looked through the listing and inspection photos and there isn't a sign of this in them. |
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Posted: 2/14/2024 12:46:37 PM EST
[#24]
when are you getting another BMW to replace your M2? Want my M5?
I want a McLaren or 911 now  |
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Posted: 2/14/2024 12:47:48 PM EST
[#25]
Quote HistoryQuoted: when are you getting another BMW to replace your M2? Want my M5? I want a McLaren or 911 now M2 gone. Manual z4 m40i ordered.
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Posted: 2/14/2024 12:49:34 PM EST
[#26]
Glad they’re taking care of this.
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Posted: 2/14/2024 12:51:32 PM EST
[#27]
Quote HistoryQuoted: Looking at the stain on the blocks, that spot was a lot bigger last week. Any storms in your area lately? Any hard driving rain up against those bricks? When was your last rain? Last rain was Saturday, Sunday and Monday. |
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Posted: 2/14/2024 1:00:08 PM EST
[#28]
Quote HistoryQuoted: water is always something to worry about |
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Posted: 2/14/2024 1:17:54 PM EST
[#29]
Probably the first of many problems. My house was 3 months old when we found out the plumbing was done incorrect, resulting in a bathroom and bedroom tile being removed and replaced to fix the issue. After fixing it the builder filed bankruptcy. I would hire a third party inspector to go over every inch of that house before closing.
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Posted: 2/14/2024 1:22:47 PM EST
[#30]
OP is correct to be concerned. I did a boatload of seepage investigations. Sometimes very serious, sometimes fixable. Do not close until the wet spot is sussed out.
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Posted: 2/14/2024 1:24:52 PM EST
[#31]
Quote HistoryQuoted: There has to be code for this interface, OP would do good to figure out what it is. I'm sure some members here know where to look. Don't let them smear some sealant and walk away. Example of one way to flash the area. Again, having the code will help make sure the builder fixes it correctly and puts the leverage in your hands if he knows you know the code. https://i.imgur.com/29j6X2x.jpg Great visual to help you see an example of what all should go into that type of joint. |
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Posted: 2/14/2024 2:09:13 PM EST
[#32]
Quote HistoryQuoted: Just met with builder at the house. He already had a team there taking down siding and such. The culprit appears to be that they had a siding seam on top of two flashing seams which made a path for water during the recent storms. They're redoing it on that wall and inspecting the rest of the house to ensure the same mistake doesn't occur elsewhere. We're also writing an addendum for a three year water intrusion warranty on top of the standard 1 year new home warranty. We looked through the listing and inspection photos and there isn't a sign of this in them. Sounds good! |
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Posted: 2/14/2024 2:40:28 PM EST
[#33]
Quote HistoryQuoted: Somebody ran a nail through that condensate drain line or didn't glue the elbow? +1 |
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Posted: 2/14/2024 2:48:14 PM EST
[#34]
Quote HistoryQuoted: Just met with builder at the house. He already had a team there taking down siding and such. The culprit appears to be that they had a siding seam on top of two flashing seams which made a path for water during the recent storms. They're redoing it on that wall and inspecting the rest of the house to ensure the same mistake doesn't occur elsewhere. We're also writing an addendum for a three year water intrusion warranty on top of the standard 1 year new home warranty. We looked through the listing and inspection photos and there isn't a sign of this in them. Good call on that addendum. Check around all J-channel framed openings that don't go to the ground as well as any horizontal trim pieces that have vertical above and/or below them... |
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Posted: 2/14/2024 5:46:00 PM EST
[#35]
Quote HistoryQuoted: Just met with builder at the house. He already had a team there taking down siding and such. The culprit appears to be that they had a siding seam on top of two flashing seams which made a path for water during the recent storms. They're redoing it on that wall and inspecting the rest of the house to ensure the same mistake doesn't occur elsewhere. We're also writing an addendum for a three year water intrusion warranty on top of the standard 1 year new home warranty. We looked through the listing and inspection photos and there isn't a sign of this in them. Nice. |
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