HELP persistent Leaks...

Help – persistent leaks – in need of first rate leak detective and fix! For years now we haven’t been able to work out where they are coming from. Have changed roof and windows. Sealed cracks etc and still it’s coming in. Done mold remediation. moved out temporarily…. Does anyone know of the BEST way to detect and fix? If you have first hand experience with a competent business please message directly. Thanks.

gabba4gabba

in General Discussion 3 years and 2 months ago

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simpkins1970 | 3 years and 1 month ago

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Good luck! Not easy to identify and not many companies who are qualified!

ceci | 3 years and 2 months ago

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I pray you find the source of leak soon!!!

stevecym | 3 years and 2 months ago

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I just checked. Read down, they will look for roof leaks.

These houses are not big. The foot print is not big. Pipes can be a little funny to locate leaks in but if this is along the back wall as it sounds, it will be easy to locate.

What makes leak detection sound impossible for homeowners is cutting into walls.

Also, i have been in old brick homes that have been void of all plaster and sticking during rainstorms, and yes, water will make it into brick walls. I am not talking about these houses in here with bstone or mortar or stucco over brick but regular old brick houses. That is why brick has weep holes in it, to let water out. Though i am not sure if the old brick has weep holes.

cate | 3 years and 2 months ago

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Looks like ALD specializes in finding leaks in piped systems. OP may (or may not) have a roof or facade leak — or simply a gutter overflow.

lkrshacmzcy | 3 years and 2 months ago

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American Leak Detection
They are a very high cost but some of the instruments I have seen them use is wild. Worked with them at the Robert Rauschenberg Foundation and they did a great job. I don’t have a contact though as they are National.

lkrshacmzcy | 3 years and 2 months ago

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American Leak Detection
They are a very high cost but some of the instruments I have seen them use is wild. Worked with them at the Robert Rauschenberg Foundation and they did a great job. I don’t have a contact though as they are National.

cate | 3 years and 2 months ago

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OP, there is no company that specializes in leaks and can find them that I know of, unfortunately.

stevecym | 3 years and 2 months ago

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Also. If plaster is furred off the masonry wall or if it is placed right on it can make a difference between how far a leak can travel down the inside of the wall. If it is furred off, it can run down the inside of that wall to the basement. If the plaster is thrown to the brick, it will get wet close to the leak but it wont make it to the floor below.

andriywww1990 | 3 years and 2 months ago

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so first, stevecym and doorsby are the same person. i will add this, i am currently working on getting my NYS Home Inspector’s License and if i can offer you suggestions here it will not only help you, but it will help me and i acknowledge this site and the community for what this website has so far done for my business.

the issue you describe, wind driven? back to what i talk about above, a gutter at the back of the house where the leaks occur. or perhaps no gutter. but still at the back of the house?

when i went up on my roof to find this leak i had here, the roof was perfect. Had i gone up on a bright and sunny day, i would not have found the leak because the roof looked brand new. in my case, the gutter was clogged. it filled the gutter with water and the water went between the roof membrane and the brick and it was obvious what was going on.

when the weather cleared and i went to work on the roof, i reached over the edge of the membrane and lifted it. it actually lifted. here is the thing, i am not a roofer. so i did not know if the memb rane was supposed to be sealed down to the brick or just sitting there. if roofer’s cement was supposed to be run across there (my money says yes) this means that the heat either hardened that cement so bad that it let go or some roofer with a monday morning hangover never put the cement down.

this same thing happen on a customer of mines house which is built the same exact way (it is just blocks from here) and the roofer told her the roof had to be replaced and did so.

it is mother’s day morning and my wife and son are at a music competition out of state. they will be back later today. if you wish to call me about this and allow me to ask you questions, i will see what i can suggest. number on website.

www.thetinkerswagon.com

stevecym | 3 years and 2 months ago

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So issue above bathroom ceiling. Cut ceiling open. First thing i did in this house and pretty much every place else.

So you must see it appearing when its raining or soon after if its around the window. Would it appear soon do you think if you blasted a hose at it? See what green says.

Also, i used to install windows but am less familiar with masonry window installation. I am wondering if you have mortar if the lintels might be the problem. My neighbors have some cracks to the sides of theirs and i am wondering where this might go.

If you see or know you have leaks behind walls, you have to start breaking rock or plaster and watching. Here is the thing, even in my own house when this happen, i break rock and i see water but that is not the leak. I have to go up further and break something else and look and still, in most cases we don’t see where the water comes in just where it us emerging.

I just thought of this-

Is this at the back of a house? Do you have a gutter? So here, when it rained a lot, the water flooded the gutter and rose over p assing over the brick and under the roof membrane. I fixed it by sealing the point where the roif and gutter meet with mesh and karnack 19. Btw, that water emerged in the kitchen ceiling and i am still puzzled as to why it did not come out around the windows on the second floor.

If i ran a company that repaired leaks, i would try to locate this but i do not fo roofing nor masonry. My insurance will not let me touch a roof. But i cannot come out and do things or take people’s money for things i cannot surely locate.

Let me know if you have a gutter at the back of the roof or a roof that slopes in the direction of where the leaks are emerging. Bathroom to me equals back of house, back wall. Sounds lije my issue.

Doors by and stevcym the same

gabba4gabba | 3 years and 2 months ago

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Thanks Steve. Indeed its definitely linked to wind – but so far no one has been able to pinpoint and stop it. Are there reputable businesses that can detect and help? I know already that I will have to redo my bathroom ceiling at this point. I am worried about mold around my daughter’s windows… we had the same thing 3 yrs ago and had to move out. I changed the windows. we opened the walls. we did mold remediation and it is happening all over again.

stevecym | 3 years and 2 months ago

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Start with the roof. And maybe put a sprinkler up there. Some of these leaks take a litttle time to appear.

Also, be mindful of wind. If it appears every time it rains, that is very different than it appearing when the wind is blowing in a particular direction. We had a leak on the end of a building. Four buildings were identical, two ends each. One building faced into the coastal prevailing wind and that building had the leak. It was an attic vent. We had a tinsmith make up a catch pan to catch the water and send it back out.

And green says it could be the neighbors house. Look at their roof as well.

Steve and doors by are the same.

GreenThinker | 3 years and 2 months ago

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If you suspect it’s coming in from the outside or it only happens when it rains, using a hose can help you pinpoint where it’s coming in from/not coming in from. Just start watering in sections until you see water coming in. If you suspect it’s from a drain pipe, add food coloring to some buckets of water and pour that down into any bathroom/kitchen drains. If it’s a waterline leak, thats easy enough to check by checking if the water meter moves after making sure everything is turned off/toilets aren’t running.

It could also very well be from a neighbors building, If you share a party wall, a pipe could be in there thats tied to the neighbor and it’s leaking.

andriywww1990 | 3 years and 2 months ago

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i wrote about this in response to one or two other posts a couple of weeks back. here is the thing about leaks – we have to be there when they are active to trace them. anything else is a guess and the plumbers might be good at find leaks in their wheelhouse but not so good with mortar or rooves and the roofer might not be so good with the others.

fortunately for me, when we had our first leak in this house, i was home when it was raining. the first thing i did was bash the sheet rock out of the ceiling with a hammer. two reasons: to see where it is coming from and to relieve the water build up so it did not destroy the ceiling. that leak by the way emerged in the first floor (parlor floor) kitchen of a two story house. it was a roof leak.

if this were my house and if i did not have tools and such to repair these sorts of things, i would be the one tracing the leak. you will have better success than someone else who appears only when the sun is shining. but you will have to start tracing and begin opening inspection holes in the walls; i write a ll about this in the other posts, in detail.

i have done a lot of this in buildings and the ONLY reason i was or am successful at it is because as part of my job, i was in the buildings a lot of the time, sometimes even at night, when the problems occurred and was able to follow them back. we also know to begin cutting walls open to look.

The writer of this, the owner of the tinker’s wagon, will soon be a State Licensed Home Inspector.