Water damage in garden level foyer

Hi all — we have some repeat water damage on a wall near the front door to the garden level apartment. My first instinct was to assume that this was from a leaking stoop. My husband resealed the steps (our stoop is concrete) but the water damage returned. Contractor thinks it could actually be water getting in through the top of the door and suggested an awning, but couldn’t be sure. Does this sound possible? My husband is not a professional so I had assumed the concrete sealant didn’t do the job, as I know these things leak constantly. Any thoughts?

Thanks so much!

michaelcoughlan

in General Discussion 1 year and 10 months ago

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Guest User | 1 year and 9 months ago

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No radiators nearby?

cate | 1 year and 9 months ago

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I’m having a hard time understanding where the two leaks are. Are the leaks on a party wall? Is the neighboring roof in good condition? Is there a chimney on the other side of the party wall?

Guest User | 1 year and 9 months ago

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Are there any service conduit pipes penetrating the area for electric, gas, etc? I once had a broken Con Ed electric service conduit leaking water in basement every time it rained. They dug into street and repaired reasonably soon after we notified them

michaelcoughlan | 1 year and 9 months ago

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Hi Cate and Steve — the leak is not on the outside wall. It’s on the wall directly beneath the stoop (perpendicular to the outside door). There is also a leak we’ve discovered that is on the hallway OPPOSITE the outside door (which is still under the stoop), which has made us more confused. There is no plumbing anywhere nearby.

Steve, my husband is going to give you a call today. We have guys repairing the drywall right now for a tenant that is moving in on Thursday, hopefully that won’t impact figuring out the source of the leak.

cate | 1 year and 10 months ago

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Is the door/leak on the outside wall? Is there any plumbing anywhere above or in the vicinity of the leak?

justinromeu26 | 1 year and 10 months ago

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it can be coming from anywhere. in a large building, i once had a leak cross the structural elements of the building and appear inside 100 or so feet away from the source. it took weeks to find. this past winter a regular customer called me with a leak that was appearing above the door on their parlor level. initially, we could not locate the source and thought it was above the door. I later used a thermal imaging camera to locate the leak way up high, by the roof line. it traveled down between two houses and was entering my customer’s house and came out above the door and was in the neighbor’s house and about to appear inside over their window.

What are you sealing the steps with? if you are using any sort of caulk and water is coming into them from above, you risk trapping the water and this will cause problems later (in the winter).

It is possible that i can use a thermal imaging camera to see the travel of the leak inside the wall. if yo u wish to call me, i will not charge you if i cannot locate it. it is best to do this after a heavy rain.

Steve
Brownstone Home Inspection LLC
Brownstonehomeinspection.com