Browse Forums General Discussion 1 Jan 20, 2016 2:38 pm Hi, Our neighbour has without consent or agreement has rendered our garage wall (which sits on the former fence boundary). He has not taken any photos before he did the works and now I can see that if there were any weep holes on the wall, it would have been covered over. The amateur render he put on was of a cement based layer which was very thin (you could basically see the outlines of the bricks) - that was about 3 months ago....he then proceeded again without notification to put on another acrylic based mixed layer of adhesive on top of it and painted over it. On just a visible inspection, the front and back of the garage does not have any weep holes running on horizontally but on the bottom, the roller door facing the road has three weep holes. I can see the DPC line running on the fence line across into his side, so having an educated guess I *think* there should be weep holes running along the 6m brick veneer of the garage the runs along our zero lot fence. What are my best options or avenues to take? 1. I'm thinking of calling the original builder to see if they can assist me in answering whether or not there were weep holes and possibly (but I highly doubt it) of the positions of them and recut them open by myself or with my neighbour's assistance. I'm a bit reluctant to do this as obviously this will be noted/marked with the volume builder, and possibly void my warranty. Even if they do come out to visibly assess it, I highly doubt they can assist in pin pointing the original weep hole locations. 2. Get Neighbour to remove the layer of cladding/render he has done for about the height for 3 brick layers. Not an easy job due to size but again not impossibly tough if I assist and clean the area thoroughly to see if I can identify the original weep holes (if any). This could be a pointless exercise if the job isn't done properly and even then it could be near impossible to clean the bricks properly enough to see any signs of a weep hole. 3. Consult a professional (e.g. brick layer) to provide an opinion. Whilst I don't mind the cost, this would just further complicate things as the house is still under warranty..etc. Any other options anyone can suggest? Thanks. Re: What to do? Help!! 3Jan 20, 2016 11:21 pm Since it sits on the boundary, can you see the wall or can it only be seen from your neighbours side of the fence? Re: What to do? Help!! 5Jan 21, 2016 12:36 pm Gilbert106 Since it sits on the boundary, can you see the wall or can it only be seen from your neighbours side of the fence? Only from my neighbour's side of the fence. I don't know why it would matter though... Problem is I don't want to damage it structurally more than what it is at the moment. I've read some who have gone through situations like this say leaving it alone right now would be better than recreating the weep holes as it could damage it structurally etc. Re: What to do? Help!! 6Jan 21, 2016 1:55 pm It was my understanding weep holes are only for brick veneer walls. If its single brick you couldn't have weep holes as you would see it from your side also. The wall is on boundary so unfortunately your neighbour can do what he did as its on his side. As long as he doesn't damage the wall you don't have much to go on. Re: What to do? Help!! 7Jan 21, 2016 2:36 pm ads-005 It was my understanding weep holes are only for brick veneer walls. If its single brick you couldn't have weep holes as you would see it from your side also. The wall is on boundary so unfortunately your neighbour can do what he did as its on his side. As long as he doesn't damage the wall you don't have much to go on. To clarify, it is a brick veneer wall (single brick) I believe. Rendering probably constitutes damage....he technically was not allowed to proceed without authorization but that's another story. I;m still confused, I thought there should be weep holes on all walls?? Re: What to do? Help!! 8Jan 28, 2016 4:08 pm Hey, I work for a builder and can confirm that weep holes would not be required on a single leaf garage wall. Weep holes are only required for cavity walls to allow moisture that may get into the cavity room to escape. The cavity ensures that moisture doesn't get into the internal brickwork, and everything that crosses the cavity, eg windows and doors, are designed to ensure that moisture doesn't come into contact with the internal leaf. As a garage isn't considered a "habitable" room it only has a single leaf of brickwork meaning that damp can penetrate through the external wall. However if you did render a double brick wall you can simply drill a hole with a large 10mm masonry drill bit below the level of the concrete inside the house. The hole needs to go all the way through the brick to the cavity every 1200mm. This will be enough to ensure the moisture is able to escape. I hope this helps. Hi there, long-time lurker but first time posting. I've bought a house 2 and a bit years ago and last year we had some major water damage on a converted pergola area… 0 7925 Yes, unless you are in a low intensity rainfall area or the area is protected from rain. Do you have access to NCC Part 2 or can you download it? I can email you a copy… 10 12462 Thankyou so much 😀 I've decided on White on white for doors and trims, White on white 50% on ceiling and Mt buller for walls. Fingers crossed it will look OK 😀 2 7143 |