Condensation On Window Frames

Tips from Real-Estate-Agents.com

Q: We moved into our newly constructed home 14 months ago. I have a huge problem with our double pane windows sweating all the way around the metal frames during the winter months (we live in Texas).

Also, the builder did not leave weep holes in the brick around the foundation.

I don't know what agency to request information regarding builder responsibility in the state of Texas. Does the inspection service I paid for through the mortgage company have any responsibility for not identifying problems about weep holes or flashing?

A: The condensation you described is, unfortunately, quite common because of the extreme temperature gradient and high humidity. To help reduce this problem, some window manufacturers are installing a vinyl thermal between the inside and outside portion of the window frame. This seems to help quite a bit. You probably can't tell if your windows have this unless you contact the supplier or take the window unit out.

This problem most frequently occurs on windows exposed to the extreme temperatures (usually the north) or those with curtains. The problem is also increased because our furnaces don't work as hard as they do up north. With milder temperatures the furnace doesn't have to run as long so the air is not dried out as much as in homes up north.

Several suggestions. First, if you have drapes, be sure to leave them open. In my own house, I have removed all drapes and use mini-blinds. The second thing is to check to be sure that the heating system is working properly with adequate air flow into each room and the vents are directing the air toward the outside walls. Thirdly, if you have ceiling fans, use them to circulate the air. If the fan motor or blades are reversible, it will help circulate the air without creating a hard down draft.

Weep holes are designed to drain out any water that seeps through the brick or mortar. The only problem is that 95% of the time, as the brick wall is built, the excess mortar falls down the back wall and covers them up. You could drill out weep holes if you want (taking care not to chip the brick as you drill) but they may not be functional if there is excess mortar behind the veneer.

The Universal Building Code does not address weep holes but individual municipalities may require them (San Antonio requires weep holes every four feet). Check with your local building inspection department to see if weep holes are required in your area.

Regarding builder and/or inspection service responsibility, the State of Texas does not require permits or inspections so you will need to check with your local building department and possibly contact an attorney to determine if you may have legal recourse against the builder or inspection service.

To locate some specialists please visit our site at: Service Magic, submit a service request and let us match you with the ideal service professionals in your area. You may also call us at (800) 474-1596 to receive referrals by telephone.

Good luck!

This information is brought to you by David Ratcliff, CR, CGR of MacKenzie Roofing & Remodeling, Inc..

-- Tips courtesy of Service Magic