1. Background
We have previously written about the importance of weepholes. In our view, these are an integral part of WA homes, especially double brick homes. Need a refresher on the importance of weep holes see here.
These innocuous little vents enable moisture to escape the wall cavity but most importantly allow air to vent the cavity and dry out any moisture that finds it way into the cavity. In the vast majority of WA’s double brick homes, the cavity is one of the last lines of defence in preventing moisture ingress into a building.
Weepholes have been around for a very long time and have done their job exceptionally well. With very little maintenance, they will last the life of the building. The only recent changes to these little holes are to ensure that they meet the requirements in relation to Bush Fire Attacked (BAL) obligations. Hence, on occasion the need for little guards to be placed over the weephole (see picture above) to prevent fire embers from entering the building.
Stop the press, there is a growing movement to steal our weepholes!
2. What’s Happening!
Despite the demonstrated importance of weepholes there is a growing movement not install them on external cavity walls, especially rendered walls. Why? Some industry stakeholders believe they are ugly, especially on the nice clean texture-coated rendered walls. No denying in this situation our little weepholes can be seen as ugly, but that does not mean they do not service a very important purpose. Also, sometimes Builders simply forget to install the weepholes, or they are simply covered by rendering.
At Houspect WA we have inspected a large number of residential and commercial properties where moisture has entered a building and caused considerable damage. Often the cause of the moisture ingress is a lack off or blocked weepholes. Yes, weepholes are important!
3. What is being put forward as the alternative?
The Building Code does allow for alternatives as long as the masonry wall is protected by a suitable weather-resistant coating. Further, with the introduction of overflow measures on eaves gutters the potential for stormwater ingress into the cavity should be minimised.
Some great theories here but the devil is found in the detail.
· Assumes the overflows, gutters and down pipes are all working and serviced on a regular basis. Our experience is that this is not always done.
· Assumes that the weather-resistant coating is maintained as per the manufacture’s requirements (generally annually) and is reapplied at the required intervals. Evidence suggests that this does not always happen.
In contrast, weepholes require very little maintenance and will generally last the life of the building.
So you would think that the important decision on weepholes would be brought to the attention of property owners building a new home. Sometimes yes, sometimes no.
4. Removing the Weepholes
The Building Code of Australia provides the Deemed to Satisfy solutions which include the installation of weep holes as required by AS 3700 and AS 4773.1 and AS 4773.2 However, alternative performance based solutions can be utilised as long as they are incorporated in the Engineering plans for the Building. Quality builders will share the engineers plans with their clients which will show deviations from the Deemed to Satisfy solutions.
At least 2 major builders in WA are now refusing to provide their clients with copies of the Engineering Plans which would disclose the removal of weep holes! How bizarre. Property owners can, however, purchase copies of these plans form their local Shire/Council or City.
5. So what are the options?
Put up with important and some say ugly little weepholes which generally do an excellent job at venting the wall cavity for the life of buildings or check the Engineers’ plans to see if a Performance Based Solution has been approved to negate the need for weepholes. In this case, make sure you maintain the wall to ensure the waterproofing remains appropriate while also ensuring that the roof plumbing is fully maintained
6. Summary
Waterproofing a building is absolutely critical. Weepholes have been an excellent solution in preventing moisture from entering a building. Alternatives are emerging but they are more complicated and require substantially more maintenance. These options can be effective if they are maintained. Whatever the solution, make sure you are aware what is being used and what you have to do to maintain them.
7. Important Note
The above general information was considered correct in Aug 2023. Circumstances will change over time. The issues are very complex and legal guidance may be required. It is recommended that all readers seek their own professional and or legal advice prior to acting on the information contained in this note.
Build, Buy, Invest in property with confidence.
Ph: 9240 8855
Email: enquiry@houspectwa.com.au
