House Wrap - long, but please read

[djharman]

Hello
I have a question about house wrap. I'll just start from the beginning. My new house has been framed with the exterior sheathing for about 3 months. The windows were installed soon after the sheathing was finished, but no house wrap was installed. When we asked our GC about the house wrap, he said that he puts it under where brick will be, but not where the vinyl siding will be. Nothing was said about the windows already being in. We decided that we wanted the whole house done and paid extra for this. Even though we had paid, the house wrap was still not put up - until today.
So today I knew they would be bricking (finally), and I wanted to make sure the house wrap wasn't forgotten. When I went by some had been put up and the bricklaying had been started. At the end of the day, I went back and saw that the upper piece of house wrap not only wasn't overlapping the bottom, but at one point there was about 6 inches with no wrap at all. Also the small walls that extend out from the front door, had no wrap at all. - Picture a U shape with the door being the bottom of the U.
Two questions:
-Is it a big deal that there is no overlap, and places with no wrap at all?
-Is it a big deal that the house wrap was not installed before the windows,
so that the wrap doesn't wrap around the windows to the inside?
Sorry this is so long, but anyone that can spare the time is much appreciated.

Thanks

Also, Would I be able to see if flashing was done around the windows?

[grumpydasmurf]

IMO you need tyvek MORE where the siding is and less where the brick will be. If it were my house either to live in or build, I would install it on all the walls before any cladding were to be put on; regardless if that cladding were to be brick, vinyl or anything else.

I hope you took pictures, that is unacceptable IMO. If the tyvek is not taped, it must be properly overlapped.

Tyvek IS the waterproofing when you install vinyl siding It is important in behind brick but of the utmost importance behind vinyl siding. It is a huge deal that it was not installed properly.

There are waterproofing tapes that can be used around the windows to "link" the tyvek to the window, which I would use regardless if the tyvek were installed properly or not. It's just a good idea. Therefore it is not a huge idea that the tyvek was installed after the windows, as long as they use these tapes. http://www.graceathome.com/pages/flashing.htm

[mjpliv]

The housewrap is a component of your rain screen. If there are gaps or the overlaps do not shed water then it is not installed properly. Your contractor is responsible for this ommission/error and will replace or repair it. Did you notice that I didn't use the words "might" or "could be".

Confront the GC today and pass along your concerns today. If he tells you his method is acceptable then he is too stupid to know better or too crooked to care.

[djharman]

I have spoken with him and told him of my concerns. He said he would go by and take a look.
So are you saying he should take the brick off and start over? Is that even possible without damaging the house?
What about the windows? How can I tell if they were installed with proper flashing?
Thanks so much,
Diana

[mjpliv]

I was assuming that the brickwork has not covered the bare areas yet! The brickwork can be redone if necessary without damaging the structure underneath. It going to cost someone something, just make sure it isn't you.

If there is nothing in your local building codes covering window flashing then you could probably expect to pay an extra unless it was covered in your builder's contract. If window flashing is part of your local building codes then your contractor is obligated to provide it.

What we, here in the forum, feel is "the right way" to do things is based on acceptable building practices, codes and bylaws as they apply to ourt own areas. These standards change from state to state, county to county and municipality to municipality.

Its best to approach it with a bit of common sense. Your exterior finish should be installed in such a way that it sheds water (upper components should overlap lower components) and there should be provisions to stop water infiltration caused by wind driven rain (sealents, tapes and/or flashings). Someone may argue that the vinyl siding and brick veneer stop the water but this could not be farther from the truth. They are simply a decorative covering that provides protection from ultraviolet damage but they both leak. They always have and they always will.

[djharman]

Well, I just don't know what to say or do.
My GC said he went and looked at the housewrap and that "we will make it right". When I asked how, he said the parts not overlapped would be made to overlap, and the rest would be installed properly. So I said what about where it is not overlapping where the brick is already up. He said, "well if the brick is up, then I can't see if it isn't overlapped." I told him how you could see at the edge of the house, but he didn't really have a reply. I asked again about how it would be fixed and if he would be taking the brick down to redo it, and he was like no, like that had not even crossed his mind. About the part without any wrap he said, "well that is under the porch anyway." I said that I had paid for the whole house to be wrapped. He said he would refund that portion. When I pressed more about how the whole job (of house wrap) was sorry, he offered my money back for the house wrap charge. Which of course isn't the point. The point is I paid for it and I wanted it done correctly. So, oh well I guess. I asked about taping the house wrap around the windows, and he said, "you don't have to do that."
At the end, I was still pressing for answers about the situation, and he told me that he didn't want to argue with me because he was having lunch and asked if I wanted him to call me back. I told him yes and that was over 3 hours ago.
Any suggestions on what I should do next? Am I being unreasonable?

[mjpliv]

What are the local building codes? He is obligated to meet the minimum standards. They vary from place to place so find out.

There is a possibility that someone reading these posts knows the codes requirements in your area. You haven't listed your location so we are unable to tell you .

[Dragon]

1. Do you have an attorney?

2. Did you get the agreement concerning housewrap in writing?

3. Good luck.

[djharman]

I am in East Tennessee. I have tried to find out the local building codes. I called the county where I live, and they said that there wasn't a county code per se, but that we had adopted the Southern Building Code. I tried to find out what that consisited of, but it isn't written out anywhere I could find. Not that I would understand them anyway. I am pretty sure that house wrap isn't in the code because there are many houses around here being built without any. There was an agreement in writting and he cashed the check. Are you thinking I should insist that he take the brick down and redo it? I have been told by some people that house wrap hasn't been around that long, and there aren't houses falling down all over the place. I'm not sure I have the energy for a huge fight. He is building about 12 or 13 other houses at the moment, including his own, most of which are in his new neighborhood. I believe that is why so much of our house is being overlooked. Anyway I guess I'm just upset because I expected more from him.
Thanks for all your help.

[mjpliv]

Write down the brand of housewrap he has used, contact the manufacturer for detailed installation to be emailed to you. Print it out and hand it to the builder. If he is offering to refund money then he is hoping you won't make an issue of it.

Is there some type of "consumer watchdog" in your area? Local TV stations love this stuff.

[jjcold]

Find a competent independent building inspector and get your house inspected PRONTO! this post is likely too late, I'm sure you have the issue resolved in one way or another by now. Obviously, the person installing the house wrap didn't know sh*t about how to do it for it is common practice that the seams MUST be overlapped, and preferably taped.

DO NOT fall for the "we will refund your money" ploy, if you do that it is likely that you would not have a leg to stand on in court later when you have to sue his *ss for severe water damage.

[djharman]

Thanks for your reply. We did get our house inspected several times over the course of building. The house will not fall down or anything, but the problem we have is there is no "building code" in our county. The other problem is our builder isn't much for quality of work. Actually it is more accurate to say that he doesn't really give a crap. Oh, the time we've had. We just don't know what builders are or aren't "supposed" to do.

[giddonah]

We just don't know what builders are or aren't "supposed" to do.

Hey Rich, here's a perfect example of what a system of checks and balances might cover. DJ is lucky he came here to ask questions, but what if he just trusted that the GC knew what he was doing and thought that that was what he needed to know?

Not that I have anything constructive to say, I'm just pointing my finger. :wink:

Edit: DJ, how did you find this forum?

[jjcold]

It is truly amazing that a purchase as large as a house (the largest single purchase most of us will ever make) can be so under regulated in so many parts of the country. Even where I live, which is pretty darn good for inspectors and a basic building code, builders vary so much in how they do things and general quality. It is truly "let the buyer beware" At least you'll know next time. I sure will.

[djharman]

I came across this site when I was on the internet searching for anything on HouseWrap, and what happens when it isn't installed correctly. It was a link I just happened to click on.
And by the way, I am a she not a he. But no offense taken, I know it is usually men doing this type of work.
Thanks for all your input. It is appreciated.