Efflorescence under openings

[Inspectorjoe]

Today I had new construction that sat for close to a year. There is efflorescence under all of the openings at the brick facade. There are no obvious areas that water would enter the wall from the outside. I'm thinking that it might be from moisture migrating from within the house, but why would it be only under the openings?

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There are weep holes above the window lintels, which is still something of a rarity The mortar above the lintels has rust stains. When I looked at the picture I had taken, it was quite a shock to see what the weep hole actually was (or wasn't). I didn't see it on site, but to be honest, I never shine a flashlight into weep holes. I guess I'll be heading back there tomorrow to check the others.

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Anybody have any ideas about the excessive efflorescence and rust in the mortar?

[kurt]

Moisture. Rowlock sills. Weeps that aren't. No flashing. Weeps don't get you anything without flashing.

Rusty lintels means one thing. No flashing, and water in the wall.

Ultrahard mortar and soft brick. Nothing can breath, so moisture migrates through the brick.

I could go on, but it looks pretty obvious from there.

I continue to be amazed at just how crappy new construction is.

[paul burrell]

Thru wall flashing and weeps should be installed above and below openings. Pictures indicate not properly installed. CABO 703.7 and SBC 1403.1 beginning 1994.

Paul B.

[Erby]

Properly installed weeps would probably take care of it but I've seen an additional source of moisture where no one remembers to caulk the joint between the brick and the window and the mortar joints aren't done right. Big gaps would let tons of water in.

[Inspectorjoe]

Flashing above the lintels? Ha, ha, ha. I don't think I've EVER seen it used. Even though they are never flashed, I don't recall ever seeing rust in the mortar.

As far as caulking, it's not the prettiest job, but the joints are reasonably well sealed.

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The buyer said she actually likes the efflorescence - she said it makes the house look less brand new. [:-censore

Thanks for the replies

[Chad Fabry]

I was in OH last weekend doing quality control inspections on solar arrays for the manufacturer of the panels.

One of the houses was an expensive type and since you can never stop inspecting I shot a few photos of the exterior craftsmanship.

Check out the attention to detail, consistent mortar joints and pride in workmanship. It was like this all over the home.

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[kurt]

Ouch.

I have an uresearched theory that the steel used for lintels nowadays is a lesser quality than steel from a few decades ago. The crap rusts out quicker than a Yugo.

Anyone know anything about steel quality?

[David C. Argabright]

I think you're right about the quality of the steel. Has anyone seen the steel painted with anything other than the primer from the supplier?

I suspect the shallow slope of the sills is allowing water entry too.

[Phillip]

Originally posted by David C. Argabright

I think you're right about the quality of the steel. Has anyone seen the steel painted with anything other than the primer from the supplier?

I suspect the shallow slope of the sills is allowing water entry too.

You lucky if you are getting steel with primer on it.

The only time the steel see paint around here is when the painters put a coat on it when they paint the door or window.