How to fix these water marks /seepage near patio door? See photos

[tim Watsom]

Hi there , just seen the thread and possible answers to why the water marking? looking at the age and state of the brickwork , Iwould look towards ingress through the wall at the mortar beds and perps- running down the cavity and either hitting a damaged/or indeed no cavity tray then collecting on top of the PVC frame and finally spilling down the frame and being sucked up by the plaster work on the reveals. its really common when a timber frame is removed ( quite probably its been doing this and been absorbed by the old timber frame ) as the PVC is impervious to moisture it shows as it runs down the side of the frame. You could also remove the trims on the inside and see if there is a vertical damp proof course -damaged or missing .Moisture could then bridge across to the plaster work?

 

[Brett2021]

But if there is a gap then it could be running down into the cavity and bridging across.

Have you just bought this house? Did you have a survey? What did they find?


Andy

Yes just bought the house. did survey and all but nothing tricky reported from survey.

 

[Brett2021]

Hi there , just seen the thread and possible answers to why the water marking? looking at the age and state of the brickwork , Iwould look towards ingress through the wall at the mortar beds and perps- running down the cavity and either hitting a damaged/or indeed no cavity tray then collecting on top of the PVC frame and finally spilling down the frame and being sucked up by the plaster work on the reveals. its really common when a timber frame is removed ( quite probably its been doing this and been absorbed by the old timber frame ) as the PVC is impervious to moisture it shows as it runs down the side of the frame. You could also remove the trims on the inside and see if there is a vertical damp proof course -damaged or missing .Moisture could then bridge across to the plaster work?

I will do these checks over weekend.

I am planning to do repointing with lime mortar in summer. Is that going to help..? BTW this house had some wall plants covered all over 10 years ago, probably that also damaged the wall. What else could help..?

 

[Brett2021]

after some close checks I just found there is not tray over the patio door. see patio#1 (problem patio) Patio#2 (Ok one) Window #3 (Ok one). patio#2 and Window#3 got tray like grey sheet above them, which is completely missing in patio#1. I think same pointed out by some of you already. So looks like this was a DIY work by previous owner or dodgy handyman!

Now what's the solution without removing that patio door..?? Any suggestions please..

 

[tim Watsom]

Hi there, It looks like there is no lintol supporting the masonry above the window - this theory is borne out by the look of the fresh mother pointing the soldier course(brick on end) and locally above. TBH you could try and fit remedial trays but, I would advise a suitably qualified tradesman to fit a lintol and tray - all bases are then covered - you do need to know what your doing when undertaking the works -sorry.

 

[Brett2021]

Ok. Thanks. How can I rectify this without removing patio again..? thanks

 

[tim Watsom]

TBH as you have asked that question you most probably need at the very least help from someone who knows what they are doing - you could end up with a big pile of masonry on the ground - and seriously structural problems.