Guys I have a wall that I have opened up and discovered I have some severe water damage and rot from leaking window sills. All of the rot is from the windows down mostly on the sheating. The studs, subfloor and floor joist all appear to be solid. Just the sheathing is bad. This wall actually closes in an addition that was once an open porch and instead of a wall had four columns supporting this same roof line . The wall is 24 feet in length, and has five windows in it. The 2×10 floor joists are supported by the porches original concrete floor with a 3/4” subfloor on top which brings the floor to level with the rest of the room. The 2×4 wall’s bottom plate sits on top of the subfloor with studs that go up and appear to be toenailed into the 3/4 tongue and groove ceiling and facia of the original porch. (No top plate) If at anyway possible I would prefer to not have to remove the exterior brick and repair from the inside. My first thought is to remove the studs in 8ft sections. Rebuild a new 8ft section of wall wrapped in house wrap then stand it into place and screw into position. Then work my way down the wall until I have replaced the entire section of stud wall and then reinstall windows, trim out and insulate and reinstall paneling. Another option I have been told is to remove all sheathing and then have the entire cavity sprayed with closed cell foam tying the brick and studs together and providing a vapor barrier at the same time. Any thoughts or advice is greatly appreciated.
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Replies
Are there any brick ties fastened to the original framing?
There is no brick ties in this section of wall.
it sounds like you have the right idea. Masonry tends to break when removed
I want to guess that the original job did not leave any space between the brickwork and the sheathing.