Brick window sills without proper slope

[pkbab5]

I am about to buy a new house, we close (hopefully) in a week and 2 days. The house is new constuction and is being sold by the builder. We wrote into our purchase contract that the sale is contingent upon a satisfactory inspection.

We just got our inspection report back, and it lists a major repair. The brick window sills are apparantly supposed to have a 15 degree slope to divert water away from the building, per the Brick Industry Association Technical Notes on Brick Masonry Details, Sills, and Soffits 36. All of the sills on the house have from 0 to 5 degrees of slope (they are basically flat). The inspector said that this would not be a problem if the windows were properly flashed, but that he did not see any evidence of flashing. Weep holes, however, were present.

Is compliance with the BIA technical notes part of the building code? (The house is in AL, zip code 35757). How do I find out? If we buy the house anyways, can we sue if water damage results from this? How serious is this really/ how likely is water damage? How much might these repairs cost? (Two story brick house, 3235 sq ft, many windows.) Anybody have any insight? I'm not sure how much my inspector can really tell me, as he's supposed to report the problems in a professional manner, but can't really tell me "what he would do if it were him".

Thanks for any replies.
-pk

[Rich]

I would make it part of the purchase agreement that it be fixed. Although it could cause them not to take your offer. The problem with the BIA recommendations is just that - they are recommendations. They are not code.
Although - a builder is still responsible to install in accordance to standard building practices. If all masonry contractors comply to those standards in that area - then it could be upheld in your favor.
Also - you will probably have a one year warranty. Hopefully any problems that will occur because of it will happen within that first year. Otherwise you're out of luck.
I'd say that it's just as serious as having the ground slope into your house instead of away. There is basically no difference. It's just a matter of time before something goes wrong.

[Rich]

Just to add - I read a very unique quote the other day that I think is pertinent here.
"If you can't flash it - don't build it"

[Shanley]

While it's important to flash the window, flashing the sill is not necessary in a cavity wall system. In fact this flashing sometimes is counter productive as it serves to collect water as opposed to shedding it. Typically, the open area under the sill drops to a flashing elevation below (ie brickshelf, releiving angle, window lintel) which if properly constructed will weep this moisture.

The brick sills, which can be a significant source of moisture infiltration because of the number of mortar joints, should be pitched to shed this water as quickly as possible. I am in complete agreement with your inspector that 0-5 degree pitch is unacceptable.

[pkbab5]

Hey guys, thanks for all your help! I really appreciate it. To give you an update, I took your advice. We got two estimates from contractors in town for how much it would take to repair the window sills so that they have the proper slope. We closed on the house today, putting that much of the purchase price into an escrow account. The builder will not get the rest of his money until he finishes the repairs, and if he doesn't do it, then we get the money to do the repairs with.

We closed this afternoon and are proud owners of a brand new beautiful brick house. Thanks again for your help, the advice posted on this board was really influential in our decision on the best way to proceed. You guys are great!

-pk