So my home is EIFS exterior and I knew there was some water damage. I’ve identified what I believe to be the worst area adjacent to a window on the ground floor. I tore off the baseboard and some of the drywall. The home is on a slab, but moisture has entered under and behind the EIFS and destroyed the sill plate and the studs. I have a contractor lined up this spring to remove damaged EIFS/sheathing and perform repairs, but I’m genuinely concerned about structural stability and whether the window is salvageable. All the windows in the home are custom redwood double glazed made in 1985 and replacing all of them on the ground floor will cost ungodly amounts of money. I already have $30k budgeted for repairs but I’m fearing the worst. Has anyone had a similar problem and could tell me what I should do next? I live in Ohio if that makes a difference climate-wise.
Second pic
I removed additional drywall between the studs in the second photo, up about 16 inches and found that the moisture and rot ends about a foot above the sill plate. I have no idea if the rot extends around the entire exterior of the home or if it’s limited to this area but there appears to be some evidence of moisture in other areas as well.
I don't see why the windows wouldn't be salvageable. What matter is where the water damage is coming from. I don't see anything separating the slab foundation from the sill plate. Moisture wicks up through concrete. Is the window flashing damaged? Masonry walls have weep holes to let out water that manages it's way in. Sometimes these are along the base of the walls I've seen these covered by concrete walkways that were poured after the fact.
Water was dripping from an unflashed deck above. I don’t see any barrier between the masonry slab and the sill plate but it’s possible it was destroyed by the water over the last 35 years. I’m unsure how you go about replacing the wood under the windows but I suppose that’s a question for my contractor. I pulled up some more carpet in other areas of the room that abuts exterior walls and most of it is dry with one other small area of damage. Just kind of freaking out a little that 4 or 5 of the 2x4 studs are rotted off the sill plate. Want to make sure it won’t affect home stability until it’s able to be repaired in the spring. It’s a three story home with lots of weight on the slab but I only know enough about construction to be dangerous. I fix teeth as my day job so I’m a bit moronic about this kind of thing
They'll just remove the windows.
They will more than likely from a temporary wall a couple feet away from the wall inside the house to hold the weight of the structure. Then remove the window from the opening and replace any damaged wood.
looks like normal rot you'll find in most old houses around windows
Correction: I remember seeing foam in there that didn’t appear to be part of the EIFS system. I believe that is what was originally separating the foundation from the sill plate. Didn’t matter though since moisture was entering from above the foam
>window
I don't understand why you call something that low to the ground a window.
Uhh... what else would you call it? It’s not a door, it’s not a wall?
Obviously I have homeowners insurance but things get dicey when you’re talking about pre-existing damage from slow intrusion of water. My assumption is that the load is being transferred to other, non-effected structures within the wall but it’s certainly concerning. I haven’t seen any evidence of movement in the home; no new drywall cracks, sagging floors, etc.
>I don't understand why you call something that low to the ground a window.
It's still a window. Windows don't really have a definition of where they have to be relative to the floor, although the code requirements might have something to say about it.
Looks like 40% moisture is as high as his measurement device will read.
OP, I would pretty much suggest that your contractor re-frame the windows' rough opening in the affected area, and probably should rebuild the windows' plywood frames as well as that also looks to be rotting. I would suggest anything within 6 inches of the ground be ground-contact rated, as that will at least stretch the length of time until the next time you have to do this.
Now we know why windows don’t usually go all the way to the floor.
It’s like that masonary guy that always points out what happens when you brick something all way to the ground instead of using 4-6 feet of stone because even the bricks will be destroyed. You go to ancient chinese sites and you see the same construction technique, so it’s been known about for 1000s of years.
oh shit that's the slab and carpet tack strip.
Drill and sawzall out enough to get shims in then maybe replace with composite lumber. If you have to replace the entire sill plate with 3 stories on top, it might be slow going. Maybe temp wall, maybe piece it in stud by stud. It's an easy concept, but obviously a pain in the ass.
HahaahahahahaaaAAAAAAAAHHH!
This is a 3 story tall house? Its frickin being held up by the windows and drywall...
This is wild. I dont know what to tell ya, yikes. You have to have home insurance right op?
That might be the way to go
Here’s a pic from the inspection report of the other side of the affected wall
Yiiikes
I wish the best of luck to ya
Super helpful advice thanks
Sorry I'm blind so yeah you need to likely replace that window or at least rip out the bottom portion and get proper flashing down there water is pouring in somewhere obviously.
Show us the outside. You have a deck or patio out there not draining properly.
I would recaulk the entire exterior window if it was my house. You have dry rot from repeat water penetration. Seal up everything outside like it should be and cover the bad area with new trim.
Or pay someone to tear everything out every few years.