Leaking around windows in a brick and masonry condo building.

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Posted by: from Montreal
2/1/2012 at 12:22:49 PM

What are the pros and cons of Silicon Spraying to stop leaking through bricks and lintels in a 4-storey, 36-unit, condominium not yet 10 years old?

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Date/Time2/1/2012 at 1:17:27 PM

I would recommend completing further investigation before making any decisions.

Silicone sprays will stop water from penetrating but they also hold moisture in as well. This would create a major problem. If moisture is hold in during the freeze though season your bricks will start to spall ( blow apart).

If the only way to stop water from entering the building is by a coating I would recommend a breathable type product such as Kiem. It will seal you brick but also allow moisture to escape.

Please feel free to contact me if you have any questions.

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Date/Time2/1/2012 at 1:45:08 PM

Good Morning Robert:

If you go the silicone route, besides the non-breathing aspects of the product, it can never be recoated or treated. Nothing sticks permanently to silicone. There are various waterproofing agents, as suggested, that will do the job.

These produsts seem to be very expensive, and because they are designed to penetrate, do not have a coverage of more than 100 sq ft to the gallon. However, they are designed to do a job and it is cheaper to go this route. Do your research on line to compare products and to see if they are available in your area. These sites will most likely have dealers listed, and the dealers in turn will recommend qualified contractors to do the application.

You may also have some issues contributing to the problem, and therefore professional help and guidance would also contribute to the longevity of the application.


Meadowood Homes

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Date/Time2/1/2012 at 4:35:06 PM

Every one is right about silicon spray. Have you checked for the source of the leak. Are the lintals sealed and caulked to the windows, are they sloped to the outside so water doesn't pool. Is the caulking good around the windows. What about the mortar jionts of the bricks, did they put weeping holes in the wrong places.

What I'm trying to say is you have to find were the water is getting in and fix the problem, patching it (ie. silicon spray) will never work in the long run.

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