Window Leaking

[col72]

Landing window on gable end wall leaks in at top seems only when we get wind and rain together had gable end pointed and water sealed still rains in above window

[The Builder]

How old is the house, Col?

Also, has the window been fitted since the house was built?

[col72]

House is about 1950s windows are upvc

[The Builder]

Most likely a cavity wall then, Col? With a cavity, pointing would not normally cause this.

I assume the replacement uPVC windows have had a good silicone seal put around them (exterior).

Does the water appear as drips on the head over the window? (Flat bit of masonry/plaster over the top of the window.)

[gingejbee]

Does the window have openers? Could the rain be getting in at the top of an opener, where a seal isn't sitting properly?

[col72]

Water comes through right at the top where the window meets the plaster silicon looks ok on the outside

[Togo]

I was going to post similar Builder. I have come across water getting down the cavity to the window head when the underfelt has rotted and the eave tiles fall short of the gutter. But col said the window was in a gable end.

[col72]

Yes it's a gable end and when the weather is bad it gets a right battering

[The Builder]

Yes, I was afraid that might be the case.

Another small question ........... I guess it's "face" brickwork (traditional.) So, do you have a brick arch over the window outside?
Maybe a "soldier" arch, which is bricks stood on end?
It could be curved or even a flat arch.

[The Builder]

Togo ...I think you're heading in the same direction as I am :o)

[col72]

The header bricks are like stood on edge like straight up and down and are flat gable end is just brick no rendering or anything

[The Builder]

Ok.

Most likely cause in a house of this period............

With a cavity wall .......... the outer "skin" is designed to saturate. It soon evaporates. The cavity prevents direct passage of water to the inner leaf (skin.)

Putting a window/door/opening across the cavity bridges it (quite normal.)

Water in the outer leaf will trickle down onto the top of the window .... hence ......... a leak.

To prevent this, a "cavity tray" is fitted across the window. This is stepped. The inner edge of the tray is built into the inner leaf roughly 9" above the window.

The outer edge of the tray sits directly over the window (more or less.) So the tray is stepped to make the aforementioned drips run downhill ... over the window ... and safely away to outside.

In those days, the tray would be made of tar-impregnated felt (like an old-fashioned damp-course.) This rots. 60 years would be enough time for this.

A nice, thick lead one would have been better.

You with me so far?

[col72]

I am how roughly to fit a lead 1

[Togo]

I was wondering about a double gable with land valley, or even the verge being shot builder.

[The Builder]

No need for lead these days, Col. Modern heavy duty damp-course material is fine, and much easier to use.

To do this properly, the soldier arch would be taken out, plus a few bricks 6" (150mm) or so to each side.

The tray would be fixed to the inner leaf about 9" (225mm) above the window.). This would be less disruptive to the interior plaster/decorating etc.

Replace the brickwork, and you're done.

Togo. Yes, that may well be another thing, but a properly fitted tray would take care of that.

[The Builder]

I've tried to make this as simple as possible for illustrative reasons. There may be an aesthetic consideration though. The window may well be set back a few inches from the brick face.

You'd have to consider how to deal with the obvious sight of a PVC tray looking at you .

[The Builder]

if that is the case, fitting one of these would look better........

http://iglintels.com/lintels/standard-lintels/timber-frame-lintels/

[Togo]

http://i68.tinypic.com/2j3m893.jpg

There is a picture of a set of headers removed and a cavity tray being installed attached with this col. Not really a diy job. Unless you are proper handy.

[col72]

No I am no good with a trowel lol

[The Builder]

Togo's got it, Col. That's a good pic.

Not a difficult job at all, but not for the faint-hearted. I've made a few assumptions, so it really needs to be looked at professionally, and quoted for.

A confident DIYer could easily undertake this, but it does need an experienced eye to assess any possible difficulties that might be met. I don't envisage any... but every case is slightly different.

[col72]

So that's what I want I will get some quotes thanks