Leaking stoop! Recs for leak detection & waterproofing?

Purchased a townhouse that was gut-renovated last year. The front stoop leaks whenever it rains, causing water damage to the garden level vestibule below it.

The previous owner / developer tried to repair it after we pointed it out during the inspection, but the leak persists.

Any recs for a contractor who is able to actually pinpoint the source of the leak and complete the repair?

Was quoted $2,500 by one contractor who would remove everything above and below to do a blanket sealing, but I don’t know if that’s what the previous owners tried.

pastry

in General Discussion 1 year and 1 month ago

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colonialrevival | 1 year and 1 month ago

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Thermal detection will tell you where it’s coming from. Metro Restoration does great stuff with masonry and I’d recommend them for when it’s time to rebuild it.

cate | 1 year and 1 month ago

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All stoops leak, in my experience. But they certainly shouldn’t leak into the house. Assuming the garden level vestibule is in the original place behind the stoop, not directly under it, have you visually inspected the areas where the stoop meets the house? Do you see any cracks, missing mortar, or areas that might need flashing?

Brownstone Home Inspection | 1 year and 1 month ago

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if this is a mortar stoop it can come in anywhere. i can run thermal on it (i do leak investigations but usually on roofs and around windows and other penetrations) and see where it leads but from there, depending what it is finished with, it could be a guess. I mean if it is finished with mortar like a brownstone. Brick could be different, but know that horizontal brick as a finish product does not shed water well and all joints can be suspect. With something like stone, it should be obvious where the joints are that they could be the problem.

to what the one person suggested, removing the top layer of finishing product (mortar or brick) and water-proofing underneath and going back down with finish coat or brick is a very possible and legitimate way for professionals to correct this situation and there are several specialty products on the market for this. i would get the name of the product that person wishes to use and read about the product to be sure if what they are proposing is acceptable and also look at competing products. i have the names of some of them, such as Belzona but there are others. one i read about is specifically made to go under or be covered with other product such as brick or metal lath and a heavy coat of mortar. i cannot find the name just now.

Steve