Water Damage on Plaster Wall
About a year after we moved into our apt on the top floor of a five story co-op, we started noticing water damage on one wall of our bedroom. After some investigation, we learned we needed a new roof on the building and brick pointing overall. After that long, expensive process was done, we had…
About a year after we moved into our apt on the top floor of a five story co-op, we started noticing water damage on one wall of our bedroom. After some investigation, we learned we needed a new roof on the building and brick pointing overall. After that long, expensive process was done, we had our bedroom wall repaired–the attached picture shows the repair in progress. You’ll see that underneath the plaster is a brick wall. Lo and behold, a year later, the water damage has started to come back in the same spot. Our contractor (who also did the brick pointing and they are a very reputable company that does brick, roof, and interior renovation work) is stumped. He can’t figure out where the water is coming from, and his best suggestion right now is to tear down the plaster all and rebuild it back up with a protective layer between the plaster and the brick–from what he says, this is how buildings were built way back when, but nowadays plaster is not put right on top of brick. Makes sense to us, but before we go down that route, would love any and all suggestions and ideas–and although we do trust our contractor, it never hurts to get second opinion so any suggestions on companies/contractors who deal with this kind of thing are welcome.
Many thanks!
As a plasterer, it seems to me your contractor is dealing with the symptom not the cause. The water will find a way through eventually if not stopped at the source. And could create a terrible mold problem, and that is something to avoid at all costs. I think people gave you some great feedback, and it could be worth having a engineer look at it. If it is something the contractor did you may be able to get them to address it. Good luck!
I suggest you cut a hole in the ceiling and inspect the joists for rot, that may also help you locate the source. If the moisture or water has been a long term problem the plaster may be the least of your worries. If you have enough water to damage your plaster you need to find the source. Don’t just cover it up
Your contractor needs to bring in [pay] someone more expert. If you spent all that money on a roof and repointing and still have the problem he should bear some responsibility.
It has been my experience that once plaster on brick is damaged by moisture penetration it is cooked. The plaster is irreversibly altered at the molecular level and it just has to go. Remove all the plaster and fur out a new sheetrock wall, on aluminum studs leaving at least a 3/4 inch air gap between the sheetrock and the brick. This airspace will allow the wall to dry out on those occasions when excess moisture seeps in. Trying to prevent this moisture from seeping in is often a fool’s rrand. The water will return but it will do no damage if it is allowed to evaporate again via the air gap. Buildings breathe, they get moist and the dry out. unless there is a real leak situation where water (not moisture) is coming in I would advise that you follow the above recommensdation. vapor barrier will do no good. You want the wall and the bricks to breathe. However if when you expose the brick you notice cracks or gaps you should repoint prior to furring out the new plaserboard wall. OK? Simple!
Your contractor is BSing you. Lathe would go between the brick and the plaster, but a vapor barrier? Well, as we say in Brooklyn: Fuggedaboudit.
It’s really hard to guess at this without being able to see the entire situation. I would also do some moisture testing–get a moisture meter (cheap) and test the wall when it rains. Where is that moisture entering the wall?
I know a masonry consultant who might be able to diagnose this problem once and for all. If you’re interested, post your email address.
For many years we had a repairman come and patch roof trouble spots, which kept reappearing. The tar patching guy did a good job as far as it went, but the leaks kept springing.
We had the roof extensively repaired last year – it was covered entirely with a rubberized coating instead of patched with tar. Although we didn’t remove any of the older layers, when prepping for the new coating, the crew pierced large “bubbles” found in the old roofing and LOTS of water sealed inside was pushed out.
You may have a similar situation, with moisture sealed inside of your layered roof, which may have been tarred over.
“Follow Denton’s advice. Is that wall have a parapet above it? Maybe the cap needs to be replaced. The water could be seeping down though it.”
My parents had the same thing. They had the roof fixed and a section of wall stuccoed, meanwhile it was the copper parapet all along.
Building another wall will solve the cosmetic problem but does nothing to address the water infiltration. Plus over time the plaster will deteriorate and spall off forming a pile at the base, which will grow mold and eventually enter the ceiling below. Strange there is no water damage to the ceiling above in the photo? Is there a chimney nearby? I have seen excessive condensation from water heaters/boiler pass through defective linings and ruin walls.
Is the entire wall exposed to the elements or is it a party wall? You need someone with experience and good detective skills. I wonder if the previous owner had a similar problem?
Try Doug Stivie at WJE, 212-760-2540. Tell him I sent you.
Thanks for all the feedback. It is a flat roof, but everything slopes slightly to the middle where there is a drain, so there are no separate gutters.
Also, there is a parapet wall above this wall, and it was pointed last year when we had the whole building done. The wall wasn’t re-capped, but the contractor did make sure to pay special attention to this parapet wall, since it’s above where the problems are, and everything seems to be fine.
Denton, if you have names of engineers to recommend, that would be great. We’re sort of at our wit’s end, not knowing what else to do. Water can travel from anywhere, of course. The contractor has used something to do moisture tests on the wall, and it’s really only in this spot, so he doesn’t think it’s coming from somewhere else but thinks there’s something wrong in just this area.