Leaks Around Window

[tooj]

Whenever it rains heavily damp a;pears around the double glazed window over our stairs.
We have had it resealed professionly more than once but after a coiple of storms it leaks again, the paper around t gets soaked and a towel on the sill
needs wringing out. We can't see where its coming in. We asked our insurers and theydon't
want to know saying is wear and tear. The local window people don't know whats causing it.
It has been suggested that its coming through the brickwork but we can't see anything nd we don't know any reliable builders to ask. Anybody any suggestions what we should do next
please.

[teacake44]

Is your guttering clear above.

[bookbinder]

I wish I could help, tooj, I really do, but I'm not a builder or anything like that. I have a couple of questions, though:
1. is the window vertical or on a slope? (you say it's over your stairs, does that mean vertical or sloping?).
2. has the window an opening light in it, or is it just one pane of glass from top to bottom?

[Togo]

So many reasons can cause it. Is this window right under the wall plate and possible rain or gutter overflow getting inside the cavity or behind cladding or rendering? Are the drain holes in the pvc frame blocked and when the rain is heavy not allowing the frame to self drain as is should. This may not be evident in anything other than heavy rain.

[bookbinder]

It looks as if the guttering is the first thing to check.

[Togo]

I have seen instances where rainwater is sent down the wall cavity from the roof when the tiles are not quite far enough into the guttering and the felt that used to prevent this has rotted away over time. The water only shows when it gets to a window frame or door lintel and the subsequent fittings.

[Togo]

I would also be looking for if there is a valley above the window or rainwater downspout or hopper. Is the window in a gable end(pointed end of a building) and therefore no guttering system nearby? As I say....many possible reasons.

[ladybirder]

If you've had it professionally resealed more than once shouldn't you be calling the professional resealers back to sort it out? Did you get a guarantee tooj?

[maggiebee]

I have the same problem tooj at my living room window. All the others are OK. Had guttering cleaned out a couple of months ago so it's not that. Hope someone can come up with a suggestion/solution. Will keep an eye on your post.

[Togo]

//Are the drain holes in the pvc frame blocked and when the rain is heavy not allowing the frame to self drain as is should. //

That is something that is worth paying attention to. All pvc systems are designed to self drain(including doors and door frames). I have seen the drain holes blocked with dust and dirt inside the bit of the frame that holds any opening casement and even sealed up by a numpty with silicone gun. If the window of door has a sill it is diligent to keep the little gap where they come together free of rubbish and crud as this is where the frame self drains to. When it is blocked the frame fills up inside with water and leaks out at the sides or inside sill.

[douglas9401]

Are the small weep holes on the frame clear? I know water fairly cascades from the ones on our living room windows when I wash them.

[bookbinder]

tooj, how about a comment on the answers so far? Are we going in the right direction?

[tooj]

Many thanks for your replies, unfortunately I can't answer straight away.
Here goes: There is no guttering its a gable end.
Window is vertical and one piece of glass.
Will have drain holes checked but I can't get to the outside myself/
I didn't get aguarantee from sealers
I worry about in wall cavity.
I am hopeless on computer. This reply has taken me twenty five minutes..the top
Its raining now and rain is mainly comming over the top of the frame
and dripping down.

[Togo]

Then the water is getting in above the window and the window is just halting its progress downwards.

[The Builder]

I've seen this a few times. tooj.

It's rain soaking the "head" of the window, (where the lintel would be.)
Assuming it's a cavity wall.....

There should be a cavity "tray" over the window. This is usually a wide lintel that extends from inside to outside of the wall, right through the thickness. This tray is sloped. Water soaks through to the inside, hits the slopey tray, and runs safely away to the outside.
(The slopey bit is part of the combined lintel.)

Perhaps these are replacement windows? If the window has been set too far "outside", (often done to provide a wider sill), then the rain dripping off the tray now drips inside the house rather than outside.

Perhaps you can come back to us before I find myself completely on the wrong track.

[The Builder]

Maybe this might be worth a thousand words ;o)

https://keystonelintels.com/products/steel-lintels/

[alavahalf]

The Builder has already suggested it ..
We have neighbours who had the same problem. They dont speak .. so they dont get any advice.
First of all they had bits of their gable end re-pointed for £500. That didn't help. Then they had the whole wall re-pointed .. £2,500. That didn't help.
Then they decided to start speaking and asked for advice. I told them that their problem was more than likely their cavity tray above the window .. a guy charged them £300 and had it done in just over half a day ... Problem solved !

[tooj]

Thanks. It sounds to me it might be the cavity tray mentioned but Icant get up there to look I'll send my son up there tomorrow. Will
it be under or over the concrete lintel which has been there for years.What type ofbuilder would be able to do such a repair? Can such a tray wear out?

[The Builder]

I doubt if there'll be anything to see, tooj. it's all within the thickness of the wall.
I don't know if he could possibly take a photo?
There are sites where you can post it so that we can have a look.
Possibly an older, bitumen type of tray that can deteriorate over time. We need more info.

In the meantime, tell us this...
How old is the house
Is it a cavity wall
Has the window position been moved.
Is it brick/render

Not really a handyman job, unless he has done this sort of thing before. Just a regular all-purpose small builder (ask in your local Builders Merchants.)

Let us know how your son gets on.

[teacake44]

Education never stops, I knew about lintels, but not the sloped bit. :0}

[tooj]

Thanks Builder, just seen your questions.
App 60years old Brick Construction
Cavity wall
Window never moved
Might have trouble getting a photo
As you said, son couldn't see anything. Will keep you posted. Thanks