PROBLEM WALL!? – How to flash/seal????
I have what seems to be a major issue – to me anyway. as you will see in the photos, I have a framed walkout basement wall with concrete retaining walls at a 90degree angle to both ends. How in the world do I flash/seal this from the outside to ensure that air/WATER does not enter?
-House will be covered in brick veneer
-Retaining walls will be covered in brick veneer
view from inside:
view from outside:
Please help – this has me troubled
Replies
...almost exact same issue on other side:
View Image
I imagine whomever is building this home has a plan for that (should be on the permited set of plans). If they don't, they shouldn't be building it. In that case, find another builder.
I think the plan "was" fill
I think the plan "was" fill full of caulk. For some reason, this does not satisfy me. There are no permitted plans - just architectural plans that did not address the 90degree turn for the retaining wall. I am having the framer to add a sill seal gasket to the vertical portion tomorrow. Is there anything else that can be done? I hate to wait and hope the brick layer deals with this.
Its a G.C.'s issue to deal with, not a bricklayer. If you're the G.C., then I suggest you deal with. Like yesterday.
YOur framing should be isolated from masonry or concrete (preferrably with a membrane). Some juridictions allow direct contact if framing is P.T., but I isolate framing with a peel and stick membrane anyhow. Sill sealer provides a capillary break, but is not a membrane and wiil be difficult to install after the fact.
Anyhow most of your moisture migration issues are probably going to be solved from the backside of the retaining wall rather than the joint between framing and concrete corner. I assume retaining wall is retaining grade that will be damp. The retaining wall should be detailed for 100% waterproofing with proper drainage and hydrostatic pressure break (drain board) from the backside. This should cover your inside 90 degree conrner condition at wall framing. Does it?
if the sheathing is getting veneer on it then i would caulk the hell out of it, foam from the inside and then use a water proofing membrane on the outside. this plus an moisture barrie they will apply should address your concern.
caulk's not the answer
mark122 wrote:
i would caulk the hell out of it
Apparently you are one of those builders that thinks caulk is your best friend where more problem=more caulk. Caulk is not a primary weather barrier. IMO caulking and membraning the inside corner where brick veneer meets OSB will not avoid the problem of moisture migration through the foundation wall and into framed areas. Moisture needs to addressed on the backside of retaining wall and any moisture that gets into wall (maybe from footing or lack of top wall flashing) allowed to dry out on the brick veneer side.
I would consider the details in this sketch a more effective approach. It does not involve a bunch of caulk.
And richard is back...dont think you made it longer than 2 days commenting with decent courtesy.
I am so impressed by your napkin drawing that i think from now on i consider you the smartest guy on here.
There is no zip wall, there is no membrane between masonry and framing and we dont know what the exterior side of the retiain wall looks like.
how about you try to address the questions being asked vs doodling on paper with information that has little relevance.
oh news flash genius...urethane caulk is still caulk.
Doesn't matter if its a zip system. Reg. OSB, then use a primer. The important thing is to fully Peel & Stick the end of the wall. Foam gasket is not as good of a seal as it won't wrap the corner. Also, they call it sill gasket for a reason. It is meant for sills because the weight of the wall bears on the foam and creates the gasket. Your vertical application has virtually no compression. Anyhow, bring the Peel & Stick out 2-4" and the house wrap will overlap the primary flashing tape. Secondary tape seal the house wrap to the P&S.
The sketch is meant as a guide for best practices. I know you don't have all the elements in place...and probably won't do any of them anyhow because the job is out of your control. Doesn't mean it shouldn't be done properly.