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Troubleshooting Brick Veneer

How faulty counterflashing caused leaks in an attached sunspace

Troubleshooting Brick Veneer

How faulty counterflashing caused leaks in an attached sunspace

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    © McCampbell & Associates

    The offices under this curved glass roof had been getting wet for years. The drops of water usually came down days after the rain — not surprising, given the height of the brick wall above, a likely water reservoir. I started with some controlled testing and discovered that water was showing up inside about 10 feet away from an area where I could see a lap in the metal through-wall flashing outside.
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    © McCampbell & Associates

    Next I called for removal of the drywall ceiling to further narrow the possible entry location. From what I could see inside, I suspected that the laps in the flashing had failed, if they ever worked in the first place. We had no choice but to rent a  bucket truck and — very carefully, considering the glass below — start deconstruction.
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    © McCampbell & Associates

    We first uncovered the suspect lap joint, which — sure enough — was not sealed.
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    © McCampbell & Associates

    I also pulled off the brick at the end of the solarium, pretty sure that I would find no end dam in the flashing there. Without dams, water would eventually make its way down into the walls at each end.
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    MCA

    When the roofing contractor did the repair, he soldered the new copper flashings wherever he could, and sealed them with Carlisle’s Water Cut-Off Mastic, a clay-based caulk that effectively stops water as long as it’s in compression and out of direct sunlight.
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    For good measure, we also added a layer of uncured rubber membrane over the flashing laps. . . .
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    . . . and at the ends of the flashing. It’s been years now and they’ve not had any leaks since.

 

The offices under this curved glass roof  had been getting wet for years. The drops of water usually came down days after the rain — not surprising, given the height of the brick wall above, a likely water reservoir. I inspected the flashings as well as I could from the ground and began to develop some theories about the sources of the leaks.

I did some controlled testing, but ultimately we had to rent a bucket truck and do some deconstruction to home in on all of the problems. View the slideshow to see what we found and how -- with the help of a roofer -- we fixed them all. The drawing below provides some important clue

Credit: © McCampbell & Associates