Thank y'all for your thoughts & sharing. Though I didn't have time, until now, to get back on here and review them, I do appreciate the sharing.
Report Comment:
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(1) Weep holes are usually installed over and under doors and windows along with the base of the walls to allow water to get out of the wall. Proper weep holes are not present in the brick veneer. Flashing is supposed to be installed behind the brick to direct water to the weep holes. I can't tell if flashing has been installed in the required areas behind the brick veneer.
Even though some local jurisdictions require it, I seldom see proper weep holes in brick veneer in recent construction in this area. For more information on brick systems on the internet see:
http://www.bia.org/html/frmset_thnt.htm Look at Technical Note #7 for weephole information.
Also see attachment "
Weep Holes In Brick Veneer". Click the link on page three of the report.
(2) Water does get behind brick veneer. It needs a way out so it doesn't sit in the wall rotting the structural wood until it evaporates.
Weep holes are openings in the brick mortar that provide drainage for water that has penetrated into the space between the brick and the wall sheathing. When installed, these are combined with flashing (a piece of sheet metal or other similar water resistant material) between the sheathing and bricks which lead the collected moisture out the weep holes.
There is no way to see into this space behind the brick without removing brick or opening the interior wall. Making a determination about moisture issues inside the wall is beyond the scope of this inspection.
The Brick Industry Association (the people who make the brick and design installation requirements for it) recommend "weep holes should be located above all doors and windows, below all window sills, and above the ground at the base of the wall."
Generally accepted nationwide building practices also call for proper weep holes in brick construction. However, local generally accepted building practices usually lag behind nationally accepted practices and may not require weep holes.
Walls may be retrofitted with weep holes but without flashing to direct the water to the weep holes, retrofitting may be useless.
You may also want to review the following resources about the need for flashing and weep holes in brick walls.
a. The Brick Industry Association web site at
www.bia.org.
b. An article on The Journal of Light Construction web site
www.jlconline.com.
The article is: Keeping water out of brick veneer, by Jerry Carrier. Great
explanations, great pictures. Costs $5 to download if you're not a member.
c. The Building Science Corporation web site at
www.buildingscience.com/resources/walls/solar_driven_moisture_brick.htm
d. Construction books at your local library.
I recommend three courses of action:
1. Review the above resources to educate yourself about the need for brick
weep holes and flashing.
2. Consult the local building inspectors office for local requirements.
3. Contact some knowledgeable qualified brick or masonry contractors to
determine repair methods, estimate costs, and perform the necessary repairs.
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Again, thanks for sharing.
