Report on residential window repair and mold remediation.
(Prior to) 12.16.2013
These pictures are from October and November 2013. They show rust colored water staining at the window frame and drywall around the window. Multiple layers of sealant and paint, cannot hide the fact that the drywall all around the window is soft from long term water infiltration problems.
South Side Investigation
Here are some of the pictures from today.
You can see the gap above the belly band here, as well as the attic vent installed without sealant.
I filled in above the belly band with silicone.
This is the most likely source of the problem. You can see the step flashing stopping short of the gutter. Water running down this section of roof is flowing right into the wall/belly band/window area.
I also flashed the top and bottom of the window. At the attic vent, I added trim and some head flashing. I will post the latest images of those repairs after I install some custom flashing to help the step flashing situation above.
In order to document how wet things were and where, I took some moisture readings above and below this problem spot. The readings are as low as 17% moisture in the siding above the belly band, with the belly band getting readings between 28% and 50%. 50% is the highest reading for this particular moisture meter.
The follow up visit today included some additional sealant at the interior and exterior of the window repair.
The main source of this leak is shown here, in relation to the roof flashing and gutter location. The belly band between the gutter and the window is very soft. Water looks to have been flowing off this relatively small section of roof, into the wall behind the belly band. The gutter is a full 3″ away from the back corner of the flashing. Since the weather here primarily comes out of the south west, wind and rain are likely pushed all the way to the back corner of this roof quite often.
A close-up view of the leak location shows the low point/edge of the flashing, as well as deteriorated interior drywall, and very wet wall framing just behind the belly band.
I added the diverter flashing shown here, in order to get water away from the wall and into the gutter. The silicone 1 and silicone 2 that we used is resistant to expansion and contraction, or cracking, with temperature changes.
The sealant is out of site, but can be painted at a warmer date if desired.
North Side Investigation
The roof was done the same way on the north side of the building. It is performing the same as well, but since it is on the north side, the leak hasn’t had the same result to date. Since it is a more protected location, the belly band still feels solid, and the moisture readings were in the normal range.
There is some organic growth, and water staining shown in these images. In the detail, you can see the bottom edge of the flashing beyond the gutter. This side could use a diverter as well.
South Side Investigation
Follow up visit in response to the rain event on 01.07.2014 and 01.08.2014 during which over 1″ of rain fell in Seattle. Here are some images of the water intrusion from this event.
The exterior of the building was also very wet in a variety of places. The flashing above the exposed wall opening, under the new diverter flashing repair from 12.19.2013, was dry unlike the images from 12.16.2013.
I added more sealant above the belly band.
I also took more moisture readings at a variety of places around the south wall. There are high readings, over 25% in many places.
The weathered plywood at the top is very wet. Despite the nice coat of paint, it looks like it was neglected for a while. With that many cracks and crevices, there are likely many places where water can find its way in.
Siding below the window repair area is showing high saturation levels in several locations.
The interior drywall at the attic vent, where there is water staining from past events, was in the normal range for moisture.
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