Continued Leak Despite Measures Taken for Several Years

[L.H]

For several years, we have had problems with rain coming into our guest room under our balcony. During these years, we have had a construction warranty, and the Construction Company has taken measures they believe would solve the problem of water intrusion. However, it has persisted, and after the next rainstorm when it rains in again, the Construction Company has implemented another measure. The following measures which I recall have been done over a period of perhaps 7 years:

1. Board along the top of the facade panel to seal the air gap against the roof

2. Sealant to seal against the windows and door

3. Sheet metal to seal against the windows and door

4. Sealant to seal the joint between the roof and wall inside the air gap roof + wall. Difficult to explain, I tried to show this in one of the pictures. A total of 3-4 tubes of sealant were squeezed along the entire wall!

Additionally, the ceiling had to be opened and insulation replaced/ventilated on each occasion. The circumstances for this to happen seem to be either heavy or continuous rain, combined with wind. Not large amounts of water come in, perhaps half to one liter in total. The Construction Company's current position is that it is condensation creeping up along the sheet metal that sits under the facade panel and that water then runs down the air gap along the wall and into the joint between the roof/wall.

We live in one of 21 identical houses facing slightly different directions, and three houses have had problems with water intrusion. In the other two houses, measure number three seems to have solved the problem. At least water hasn't penetrated the ceiling in any of the houses except ours.

Now it has happened again, and the next measure the Construction Company is considering is:

5. Seal the ventilation at the sheet metal to prevent condensation from creeping up there. Simply put a pressure-treated board under the sheet metal and screw the sheet metal to it. At the same time, open up at the roof ridge to ensure sufficient ventilation in the air gap against the wall.

What I need help with is whether you agree with the Construction Company's stance or if there are other potential sources of water intrusion? Are the measures that have been done/to be done relevant? All feedback and advice are greatly appreciated! I have added some pictures. I will try to get a photo of the balcony in daylight.

 

[justusandersson]

Where is the house and in which direction is the balcony facing?

 

[viktorj]

Is item 2 about sealing the cavity between the horizontal panel and the window recesses?

 

[L.H]

Where is the house and which direction does the balcony face?

The house is located outside Uppsala and the balcony faces southeast. The two other houses that have had problems have balconies facing west. The neighbor's house next to mine is parallel to our house (balcony in the same direction). They have not had any problems.

 

[L.H]

Is point 2 to fill the gap between the horizontal panel and the window casing?

The seam mentioned in point two is at the trim around the door and window. When they placed the sheet metal under point 3, they removed the trim, placed the sheet metal against the window and door, and then put the trim back.

I'll see if I can find some more pictures tomorrow that explain a bit further.

 

[viktorj]

The joint they mentioned in point two is at the trim around the door and window. When they installed sheet metal in point 3, they removed the trim, placed the sheet metal against the window and door, and then put the trim back.

I will see if I can find some more pictures tomorrow that explain a bit further.

It often blows in where the horizontal paneling ends. In the cavity that forms between the panels.

 

[justusandersson]

If the balcony had been facing southwest on Öckerö, the problem would have been more understandable. The current position and orientation suggest that it's not just wind and rain causing the issue. It will probably be necessary to open up the ceiling in the guest room for complete clarity. Reconstructing the roof might be necessary.

 

[L.H]

If the balcony faced southwest on Öckerö, the problem would have been more understandable. The current location and orientation suggest that it's not just wind and rain causing the issue. It will probably be necessary to open up the roof in the guest room for complete clarity. Possibly, the construction of the roof needs to be redone.

The roof has been opened up in the guest room several times all the way to the oil-hardened masonite (upon which the wedge battens rest). Each time it has rained, this has been done to dry out the roof. On one occasion, they opened it up from the outside and removed decking, roofing felt, and boards, and that's when sealant was applied along the entire joint of the guest room roof/upper room wall.

It only rains in during persistent rain and relatively windy conditions, so their explanation might actually be correct. However, I think all the sealant applied should have made some difference in the amount of water coming through the roof, but it didn't. I also know he did it thoroughly, but sure, it only takes a small gap for the same amount of water to find its way down.

 

[justusandersson]

In that case, I think the roof structure should be redone. Replace the current waterproofing with a diffusion-open one and seal the air gap.

 

[L.H]

It often blows in where the horizontal panel ends. In the cavity formed between the panels

In this case, there is a metal flashing at the bottom, so the water must travel a bit before it gets inside the panel. If it does, it can then run along the studs down to the air gap above the guest room and in the joint against the wall air gap. This is, in any case, the prevailing theory.

 

[L.H]

Here are some additional pictures of the balcony and what was done in measure 4 and now during measure 5.

Image 1
At the bottom towards the masonite along the wall inside the air gap against the exterior plaster, sealant has been applied to seal the gap where water is believed to enter the guest room. The roofing felt is to seal a hole they opened up during the investigation.

Image 2
Picture taken now that measure 5 has been done. At the bottom, you can see the flashing which is theorized to be where the water migrates up inside. Just above where it leaks in (left of the door), they have inserted a pressure-treated board under the flashing and glued it there.

Image 3
Under the flashing above where it does not leak in (right of the door), they have pressed in this type of strip to stop the airflow.

 

[L.H]

Last week I discovered that it was leaking in again despite measure 5. The next plan is now to open up the flashing under the door to see how it looks and consider the next measure. It's right under the door that the rain comes into the guest room, so it's not far-fetched to think the problem lies here. However, the floor has been opened up before, but they may have neglected to remove just the flashing.