We're building a house down here in Georgia and the siding installer didn't put flashing between the brick wall (3 ft tall) and hardi siding band above. All the other houses have that flashing but he said they didn't need it because the drip edge on the top of the band will prevent water from getting in the brick wall cavity.

Should I be concerned?

These are pictures of the home we're building with the drip edge above the trim band but no flashing between the trim band and the brick:




These are pictures of a home in our area that did include the drip edge above the trim band and the flashing between the band and the brick wall:




I read about IRC 703.8 and UBC 1402.2/1405.3 in other posts here. Would the construction of our brick/siding pass that code?

Thanks for any advice... Jay

It is almost impossible to diagnose something like you are asking without seeing the entire home in person. I can see a couple other items that might be questionable in the pictures. I would highly recommend that you should hire an inspector that belongs to Georgia Association of Home Inspectors. Most of their members have some type of code certification as part of their membership requirements.

Based on the picture, I would say that this is a nice home. It would well worth the investment of $400 to $600 or whatever to have it inspected by a professional inspector.

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Scott Patterson
Spring Hill, TN
http://www.traceinspections.com

Scott,

Thanks for the quick reply. It's kind of a sticky situation as builder is a good friend. I'm just wondering if this is worth digging my heels in over. I agree and don't care about the money... any advice you could offer would be appreciated.

I've read the following sections of UBC that seem to indicate a need for flashing between the brick and hardi siding trim band:

Uniform Building Code Section 1402.2 "Exterior openings exposed to the weather shall be flashed in such a manner as to make them weather proof."

Uniform Building Code Section 1405.3 Flashing.“Flashing shall be installed in such a manner so as to prevent moisture from entering the wall or to redirect it to the exterior. Flashing shall be installed at the perimeters of exterior door and window assemblies, penetrations and terminations of exterior wall assemblies, exterior wall intersections with roofs, chimneys, porches, decks, balconies and similar locations where moisture could enter the wall. Flashing with projecting flanges shall be installed on both sides and the ends of copings, under sills and continuously above projecting wood trim.”

I also read that IRC 703.8 requires flashing wherever 2 dissimilar siding materials meet.

Wouldn't the above code require flashing between the brick and the hardi siding trim (or am I misinterpreting)?

Thanks,

Jay

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Jim Luttrall
Mr. Inspector.net, Inc.
Allen, Texas 75002

Jim,

I was thinking that the following "general requirement" would apply here:

"A water-resistive barrier is required in accordance with local building code requirements. The water-resistive barrier must be appropriately
installed with penetration and junction flashings in accordance with local building code requirements. Flashing is required over horizontal
protruding and exposed trim. James Hardie will assume no responsibility for water infiltration."

from http://www.jameshardie.com/pdf/insta...mxld_south.pdf

Am I reading this correctly?

Thanks,

Jay

Well, that kind of throws it back to the local building code and the horizontal flashing they refer to is to protect the Hardi product, not the brick wall under it. Good detailing requirements, but not applicable here according to my understanding.

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Jim Luttrall
Mr. Inspector.net, Inc.
Allen, Texas 75002

Would that be the UBC/IRC code? Back to my original question, doesn't that code require flashing between dissimilar siding materials, at breaches of the wall system, protrusions, etc?

Thanks,

Jay

Hard to say if Hardie would be a dissimilar material. It is cement based. Remember that the manufacturer's installation instructions take precedence over code. I think that Jim is correct and Hardie should be contacted for specifics.

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What is the circumference of a moose?

I've tried contacting them and I'm waiting for a reply. I'm meeting the siding guy tomorrow and I was hoping it would be more cut and dry (either it's ok or I need flashing).

I read posts like these and thought it would be a simple issue:

bad install?
The Inspector's Journal Forums - Hardi Plank/ Panel installation requirements

Thanks,

Jay

Seems to me that if the other homes in the neighborhood are flashed, then this one should be as well. Unfortunately, not everything is cut and dried. And, I don't know all of the manufacturers' installation instructions.

If it is Hardie, it isn't likely to rot, if that is your concern.

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What is the circumference of a moose?

I guess my concern is more about the interaction between the brick wall and the hardy wall.

UBC 1405.3 mentions "Flashing shall be installed at the .. penetrations and terminations of exterior wall assemblies... and similar locations where moisture could enter the wall."

Don't get me wrong. I'd like nothing better than to hear I have nothing to worry about. I just don't understand why every other house has the flashing but mine doesn't. It seems too easy for the siding installer to say it's not needed and the other guys were doing overkill.

Thanks,

Jay

http://www.dca.state.ga.us/developme...ioncodes/progr
ams/downloads/code

I have seen deterioration on hardy plank. If I can find pic I will post it.

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Dave

Jay,

It does apply there ... as stated ... (underlining is mine) "A water-resistive barrier is required in accordance with local building code requirements. The water-resistive barrier must be appropriately installed with penetration and junction flashings in accordance with local building code requirements. Flashing is required over horizontal protruding and exposed trim. James Hardie will assume no responsibility for water infiltration."

I.e., the water resistive barrier and its installation is to be 'in accordance with local codes'.

However, 'the flashing' "is required over horizontal protruding and exposed trim".

If you look at Figure 5 you will see flashing under the lap siding and over the trim below, which is above a deck surface, and, at Figure 7 you will see flashing under the lap siding and over trim below.

HOWEVER, your installation is plank siding above brick veneer, and, unlike the two above examples, brick veneer is acknowledged as 'water goes through it and is drained down the back side' so keeping water out of the brick is not the big concern, keeping water off the back wall behind the brick veneer is a big concern.

I stated the above to explain why the flashing over the brick on the adjoining houses does not extend entirely out over the brick, but does extend out over the air gap behind the brick veneer.

While the instructions are not completely clear cut on this, yes, it should have a flashing there, not to protect the Hardie Plank from the brick, or vice versa, but to help drain water out from under the Hardie Plank siding and over the brick, helping keep the water off the wall behind the air space behind the brick veneer.

Of course, though, that brings up another issue which is not visible and yet is almost assuredly there - the mortar was likely not struck off when the brick veneer was laid up, meaning it is likely bridging the air gap, or even mostly filling the air gap, between the brick and the wall behind.

Jay, look at your second photo where the Hardie Plank meets the brick, you will see the exposed air gap. That's just going to let water blow right into that air gap and onto the wall behind the brick veneer.

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Jerry Peck, Construction / Litigation Consultant
Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
EastWestData (www.EastWestData.com )

David,

I could not get your link to work.

Here is a link to the Georgia Amendents to the I-Codes: DCA | Georgia's Construction Codes

Scroll down to "Current Codes as Adopted by DCA - Mandatory Codes: "

Below that is "Errata to the Code Amendments "

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Jerry Peck, Construction / Litigation Consultant
Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
EastWestData (www.EastWestData.com )

Gunnar hit the nail on the head. The other homes have it which indicates it is a requirement. Yours has been omitted. Why would your home be any different? It also is dumb to use hardi siding this particular fashion as it will be prone to weather and damage. It would have been better to carry the brick up to the underside of the vinyl siding.

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Hopefully this will work,
DCA | Georgia's Construction Codes

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Dave

Jay:

Brick Veneer to Siding Flashing Transition

Aaron

Hardiplank deterioration. Jerry you are fast!

Attached Images

Hardiplank (Small).JPG (32.5 KB, 37 views)

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Dave

David,

Do you happen to have 1) a picture taken from a higher point which shows the detailing of that roof/wall junction 2) a wider shot of that area?

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Michael Thomas
Paragon Property Services Inc., Chicago IL
http://paragoninspects.com

Michael. Sorry I do not.

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Dave