During the water leak investigation, T and I perfumed initial moisture testing, took photos of old moisture stains of the ding room floor and of the basement band joist pockets that existed below this moist floor area. This was done to create a base line to see if anything would change after water testing.

We tested the wall surface temperatures and indoor humidty to determine if wall condensation conditions might be occuring. They were not.

Soon after, we started to water test the back of the house vinyl siding and all mechanical penetrations such as AC suction line, electrical service, and cable with a water hose. We did find that the water leaked at mechanical wall penetrations; however, these were below the dining room floor moist area. T knew that his first repair was going to be easy. He will remove all basement band joist insulation and caulk all holes, penetrations, and joints. We then water tested the windows and window frames. Water did not appear to be leaking at the windows. T’s second repair was going to be easy also. He was going to caulk all Anderson sill End dams that were exposed. We continued to water test the back of the home’s, upper siding, lower siding and even underneight the vinyl siding. It wasn’t until we water tested the corner that we realized some water intrusion. The dining room floor stain became larger and the floor moisture content increased. Below the dinning room, the band joist pockets also became visually moist.

This repair was not going to be difficult. T would have to install a drainage plane like Tyvek behind the vinyl siding at this dining room exterior corner location. It was determined that the dinning room floor leak was largely contributed by the lack of a drainage plane such as Tyvek. Moisture encounter appeared to be form the unprotected sheathing at corner, at sheathing but joints and at box band joists. In this case, T was lucky that leaks were not occuring at other areas of the home. Some of his neighbors may not be so lucky. During this building era, many cities such as Avon Lake Ohio permitted building homes without drainage planes. Yes, you must drain the rain. You must have Plan B. What was the city of Avon Lake thinking back in 1997?