An unidentified leak or water seeping through walls is nerve-wracking but may not require significant maintenance or shelling out for an extensive or pricey repair. Stop, assess, and find the source, then you can figure out how to fix the problem. Here's how to identify the cause of the leak, repair it, and prevent it from occurring again.
Identify The Leak
Water leaks often occur because of pinholes in your plumbing system or small failures in caulking or other exterior materials. Water takes the easiest path to the ground, so it will often travel along the framing in the walls. If you are unsure, use a moisture meter to determine if your home's moisture levels are within normal parameters. Use an infrared camera to look for leaks behind walls and ceilings.
Signs You May Have a Leak
- Wet or discolored drywall
- Water-stained trim
- Damp masonry
- Musty smells
- Mold or mildew
- Puddles on the floor near walls or drips from the ceiling
Potential Sources
Once you have confirmed you have a leak, identify the source. Where you see the water or moisture may not be right where the leak is, so this can take some sleuthing. For example, a leaky roof sometimes presents itself with water streaming down the walls.
Interior Plumbing
To determine if the leak is from defective plumbing, turn off all faucets and appliances that use water in your home, and write down the number on the water meter. Wait three hours, and recheck the water meter. If water usage increased, it's a sign that the leak is coming from indoor plumbing.
Using this sleuthing method is less effective in homes where toilets constantly run or faucets drip since your water meter will indicate a slight increase from the original number you wrote down.
Exterior Above-Grade Issues
If indoor plumbing isn't the issue, move your inspection outside. Check for clogged gutters, downspouts, and compromised caulking. Inspect the roof and flashing on exterior penetrations such as vents, chimneys, windows, and doors.
Exterior Below-Grade Issues
You may have exterior below-grade issues if your leak seeps through at the lower level. Common causes of this type of leak are broken sprinkler pipes, improper drainage from downspouts, or French drains or grading that slopes toward the house.
Repair The Leak
If your detective work has paid off, you know where the leak originated. It's time to get to the repairs.
Interior Plumbing
If you find a water leak inside the wall, you have more than a simple plumbing repair. It may be time to call in the pros. The wall needs to be cut open to determine the exact location of the leak, and the damaged sections need replacement. Then, the wall will be patched, sanded, primed, and painted. A professional contractor is your best bet if you have plaster or the leak is behind tile or brick.
Exterior Above-Grade Leaks
Clogged gutters and downspouts: Gutters and downspouts should be cleaned and debris-free once or twice a year. Do regular inspections, even if you have gutter guards, to ensure the water flows freely through the system and is diverted away from the house.
Caulking: Start with scraping out the old caulking. Ensure you have the correct type for exterior projects; this is usually a butyl-rubber caulk. Cut the tube open, load up the caulk gun, and apply at a 45-degree angle in a slow, consistent motion.
Flashing: Flashing refers to a metal barrier installed where the roof meets any vertical wall, such as chimneys, skylights, or roof vents. There are three main types: base flashing, step flashing, and counter flashing. A chimney uses all three types to prevent water from entering your roof.
Warning
You should call in a pro if a project involves extreme heights or a steeply pitched roof.
Exterior Below-Grade Leaks
Exterior below-grade leaks are often the toughest to diagnose and repair.
Sprinkler system: Replacing a section of pipe in your sprinkler system will solve this issue. Plumbing novices should call a sprinkler company to handle the repair. Otherwise, the simplest method is to use compression couplings.
Downspouts: Water should be directed away from the house and foundation when coming through the downspout. Adjust the downspouts, or purchase extenders to get the water flowing to the right area.
Grading: Grading should always slope away from the house. Fixing the grading isn't as simple as piling up dirt near the house's foundation. To prevent structural damage, you need six to eight inches of clearance between your siding and your home's foundation. Grading properly can require permits and can often tear up your whole lawn. This is a project best tackled by a professional landscaper.
Basem*nt waterproofing: Your lower-level walls may need a full waterproofing system. On some homes, driveways, decks, patios, or neighbor's homes prevent the waterproofing from being installed on one or more exterior walls. In these cases, the system can be moved inside by trenching out the floor, installing floor drains, and a sump pump system to divert the water after it has come in.
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Prevention
Homes require timely maintenance to prevent leaks in the future. This has the added benefit of helping you spot potential issues before they occur. Make sure you:
- Clean gutters and downspouts
- Inspect exterior caulking and replace it when necessary
- Blow out your sprinkler system once per year (before winter in colder areas)
- Test your sump pump
- Replace any missing roof shingles
In addition to regular maintenance, you can:
- Use PEX piping where possible
- Add a battery backup to your sump pump
- Pay attention to the drainage patterns around the house
- Insulate pipes on exterior walls in climates where they might freeze
- Keep your water pressure between 40-60 PSI
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