When inspecting a brick house, one of the most overlooked areas are the weep holes. As a subtle but critical component in brick wall systems, weep holes play an invaluable role in allowing moisture to escape. While they may seem insignificant, blocked or improperly installed weep holes can lead to serious problems with moisture damage.
In this article, we’ll explore what exactly weep holes are, where they’re located, why a pre-purchase property inspection should check them, and the potential consequences if they become blocked. Whether you’re a home buyer or homeowner in Sydney, understanding weep holes can help you make informed decisions about the health of a brick house.
What Are Weep Holes?
Weep holes are small openings in brick walls and mortar joints that allow moisture to drain out of the wall cavity. They are typically spaced every 3 feet along the bottom course of bricks in a wall.
Weep holes serve as the exit points for water that enters the cavity behind the brick. This water can come from rain seeping through the exterior brick face or from moisture that condenses and accumulates inside the wall itself.
Without weep holes, any moisture that gets trapped within the brick wall has no way to escape. This leads to a gradual buildup of water over time that can cause damage.
Where Are Weep Holes Located?
In a properly constructed brick house, weep holes are located along the bottom row of bricks, right above the flashing or concrete foundation. This positioning allows gravity to pull water downwards and out through the weep holes.
You’ll also often see weep holes along the exterior door and window frames in brick walls. This allows condensed moisture around the frames to drain out.
Weep holes are sometimes obscured by mortar or exterior finishes, so you need to closely inspect the base of the brick wall to locate them. There should be weep holes spaced every few feet.
Why Inspect Weep Holes During a Property Inspection?
When buying an older brick home in Sydney, having the weep holes inspected by a professional can reveal important information about the health of the walls.
Blocked weep holes that don’t allow moisture to exit properly can lead to:
- Excess moisture in the wall cavity
- Damage and deterioration of wall materials
- Mold, mildew, and rotting inside the walls
- Damaged exterior brick faces from moisture trying to escape
- Cracking or weak spots in the mortar joints
A thorough pre-purchase building inspection by a company like Inner West Property Inspections will identify any issues with the weep holes and recommend any necessary repairs.
Knowing the condition of the weep holes gives you a better understanding of the hidden moisture risks in the brick exterior. This allows you to make a well-informed decision about purchasing a property.
Consequences of Blocked Weep Holes
When weep holes become clogged with mortar, debris, or paint, moisture can get trapped inside the cavity between interior and exterior brick walls.
This excess moisture enables several problems to occur:
- Wood wall studs, sheathing, and other materials touching the interior of the brick can absorb moisture and rot.
- Mold and mildew growth on interior wall surfaces, which poses health hazards.
- Spalling damage to exterior brick faces as water tries to push its way out through the masonry.
- cracks in the mortar joints from continuous wet/dry cycles.
- Corrosion of metal lintels, ties, and anchors within the wall that leads to structural issues.
- Efflorescence, which is the white powdery deposits of salts leaching through the bricks.
Blocked weep holes also reduce the drying potential inside the wall. This exacerbates all the moisture issues.
The only remedy is to clear out the weep holes and improve drainage. Severe cases require more in-depth wall repairs.
An Ounce of Prevention
For homeowners, ensuring weep holes remain open is an important and inexpensive form of maintenance. Annual inspections of the weep holes allows you to clear any blockages before substantial damage occurs.
During renovations, educate bricklayers on proper weep hole installation so they aren’t accidentally blocked. When painting, mask off the holes so they remain open.
Weep holes may seem insignificant, but they play a huge role in the health of brick facade homes. Understanding their purpose allows smart property buyers to factor the condition of weep holes into purchase decisions.