Leaking windows

elljay

I wonder if there's a builder on here who could help diagnose the problem with my leaking windows. They don't leak around the frames but above and inside the frames, ie where the top of the windows meet the horizontal top (is this called the lintel? but plaster board) I mean the top bit parallel to the window sill. The house is stone, window sills about 2ft thick though the wall may not actually be solid. Most of the windows were replaced/put in new when the house was renovated about 10 yrs ago.

I had a builder look at it a while ago and he suggested it might be pointing outside, so he did a bit of work out there but I don't really think it's made much difference. This morning I had to remove absolutely saturated towels from under 4 windows, both upstairs and down, and my curtains are also dripping wet and stained as the water has run down them and the wooden window sill has rotted badly into holes in places (well at least the water has somewhere to drain away!!!)The ones that don't seem to leak are the originals that have never been replaced, and a newer double glazed one in the kitchen. However those are protected a bit from the elements or by the eaves so they might leak in another position. I've tried putting sealant where the plasterboard meets the window but the water soon finds a way through that, and anyway it doesn't solve the problem. I would call in another builder but those I've spoken to don't seem to have much of a clue why it's happening.

Any help desperately received, thanks

Liz

mountainchrisriver

Sure its not just condensation?

elljay

No, definitely not. The water comes in a steady drip or stream from above the windows, not from the glass, enough to fill a couple of saucepans in one night. I think I need to find out how windows are constructed, I've spoken to a local farmer who told me this house was 'done up' without planning permission and that there was a problem with the window lintels back then. The wrong kind or maybe none? Although because he was shopped, the owner had to seek and was granted retrospective planning permission, it did mean that the usual phased building inspections weren't done. For example apparently there's insufficient slope to the septic tank so the loo blocks and the windows have always leaked. Hohum!

Thanks

Liz

Flyfisher_2

As with most old houses it will be a case of trial and error until you fix the problem(unless it is glaringly obvious).
A few questions-
Are the top windows that leak situated above the bottom windows that leak?
Have you checked for blocked guttering or holes in roof, lead valley (if dormer windows)?

Is the leak penetrating the plasterboard above the window IE. dripping down inside the wall or is it coming in between the window frame and the lintel.

If the pointing is ok you can try and seal it with some spray/brush on silicone based waterproofer (waterseal ,aquaseal etc) again trial and error, might do the trick might not.

You will probably have to install a damp proof tray above the lintels to cure the problem.