Chicago Window Expert

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  • Feb
    3

    My Windows Leak!

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    Mark Meshulam is an expert witness and consultant for window leaks.

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    If your windows leak, you have a problem much greater than the appearance of water when it rains. Water leaks damage your property and can lead to mold, so your quick action to fix this problem will be very important.

    The problem is that water leaks in buildings is a complicated subject and each leak is unique. You may need an expert to assist.

    Here are a few tips to get you started:

    1. If it leaks when it is not raining, it could be condensation. We have a different article for that. It’s called Window Condensation – Top 10 Fixes.

    Window condensation appears as beads of water on the face of the window, and typically occurs when the temperature suddenly drops.

    Window condensation appears as beads of water on the face of the window, and typically occurs when the temperature suddenly drops.


    2. The first thing to look for with any window leak is the condition of the caulk around the outside of the window. If it has cracks or holes, recaulk the window and see what happens in the next rain. If this is your issue, before you caulk, learn more here.
    This is an adhesive caulk failure where the caulk remained adhered to the window but disengaged from the EFIS surround.

    This is an adhesive caulk failure where the caulk remained adhered to the window but disengaged from the EFIS surround.


    This is also an adhesive sealant failure. This time the caulk is sticking to the brick but not to the window.

    This is also an adhesive sealant failure. This time the caulk is sticking to the brick but not to the window.


    3. If you see water coming over or through the top of the window, the water may be coming from above the window and through the inside of the wall. You must investigate the construction above the window.
    Water stains at top of window

    Water stains at top of window


    Looking up at the outside of this window we see a curved steel lintel which is made in two pieces. The unsealed seam between them can conduct water into the window head.

    Looking up at the outside of this window we see a curved steel lintel which is made in two pieces. The unsealed seam between them can conduct water into the window head.


    Sometimes a window leak is not a window leak at all. This crack in a masonry coping brought a lor of water into the building.

    Sometimes a window leak is not a window leak at all. This crack in a masonry coping brought a lor of water into the building.


    Leaks through roofing can appear as window leaks. If a leak occurs at the top of a window, go up on the roof. You might be surprised at what you find.

    Leaks through roofing can appear as window leaks. If a leak occurs at the top of a window, go up on the roof. You might be surprised at what you find.

    4. If you see water coming through the bottom of the window, look for the sealant that should always be between the sill part of the frame and the jamb, or side part of the frame.

    Leak at bottom of window. The yellow arrow shows where the sill and jamb of the window should have been sealed to one another, but were not. The black arrow shows damage to the interior wood moulding.

    Leak at bottom of window. The yellow arrow shows where the sill and jamb of the window should have been sealed to one another, but were not. The black arrow shows damage to the interior wood moulding.


    5. If you are in a larger building, the pattern of the leaks will be a very important diagnostic tool. Map out the leaks on a picture of each side of the building and see if the leaks are clustered. Similarities among the leaks will lead you to the causes.
    Look for patterns of water leaks. Visual patterns on the outside of the wall may be clues regarding how the water is moving through the wall system.

    Look for patterns of water leaks. Visual patterns on the outside of the wall may be clues regarding how the water is moving through the wall system.


    6. Speaking of causes, there will usually be more than one cause for a water leak. Even if you find something, keep looking.

    7. Following any leak repair, monitor the result. You can accelerate the feedback by testing the repaired area with spray from a garden hose. Wait until the new caulk is dry before doing this.

    More resources from Chicago Window Expert about window leaks:
    Wood Window Leaks
    Aluminum Window Leaks
    Curtainwall Leaks
    Window Glazing Leaks
    Window Sealant Failure

    Do your windows leak?

    Tracing window leaks requires a window guru

    Tracing window leaks requires a window guru

    Read the rest of this entry »

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