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Old 09-07-2017, 01:58 PM   #1
rickgarcia76
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Default Moisture barrier behind brick

My parents house was flooded in the hurricane and we have gutted the house, tearing out 4' of Sheetrock. The moisture barrier between the brick and the studs is completely saturated and deteriorated.

What is the best way to handle this scenario?
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Old 09-07-2017, 02:17 PM   #2
Dale Moser
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If it's saturated, it's not likely moisture barrier. Could it be some kind of insulation?


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Old 09-07-2017, 02:24 PM   #3
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Quote:
Originally Posted by Dale Moser View Post
If it's saturated, it's not likely moisture barrier. Could it be some kind of insulation?


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^^^ This and unless you demoed the exterior sheathing you would not see the MB. Any pics?
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Old 09-07-2017, 02:42 PM   #4
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It's like a fiber board or insulation board with foil sheathing on the outside of it.
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Old 09-07-2017, 02:49 PM   #5
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Old fiber/particle board on exterior of studs behind the brick.
I know what has to happen in order to replace it but just not sure how the powers that be will compensate for it.....
Was looking at a friends house NW of downtown Houston last week. Interested in the outcome.
Don't see insurance or FEMA adjusters replacing brick.
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Old 09-07-2017, 02:52 PM   #6
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Quote:
Originally Posted by rickgarcia76 View Post
It's like a fiber board or insulation board with foil sheathing on the outside of it.
Cit it out, problem will be accidentally loosen brick ties.

You will have to scab back in. If good insurance and high limits, pull brick.
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Old 09-07-2017, 02:56 PM   #7
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What exactly is this layer? Water resistive barrier?

I'm guessing it needs to be replaced? No flood insurance, so trying not to tear out brick, but do not want to have problems in the future either.
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Old 09-07-2017, 02:59 PM   #8
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You will never be able to properly vapor protect and water proof without pulling brick...
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Old 09-07-2017, 03:00 PM   #9
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Quote:
Originally Posted by Czechfish View Post
Old fiber/particle board on exterior of studs behind the brick.
I know what has to happen in order to replace it but just not sure how the powers that be will compensate for it.....
Was looking at a friends house NW of downtown Houston last week. Interested in the outcome.
Don't see insurance or FEMA adjusters replacing brick.
Tell me what needs to happen please. We need to do the right thing, even if it's more costly.
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Old 09-07-2017, 03:05 PM   #10
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Your going to have to identify exactly what the sheathing is for anyone to give you proper advice on how to proceed. Is it jip board, OSB, T-ply, foam board?
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Old 09-07-2017, 03:07 PM   #11
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Its the mold you can't see is why you need fully remove brick
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Old 09-07-2017, 03:08 PM   #12
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It's not OSB, but I'm not really sure what it is. I'm guessing it's some sort of water restisyive or vapor barrier.
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Old 09-07-2017, 03:11 PM   #13
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Depending on when the house was built, I assume its Tuff-R(foam insulated board).
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Old 09-07-2017, 03:15 PM   #14
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It sounds like it is the Foil faced Insulation Board. If you remove a piece can you see the brick? or is there wood sheathing in front of it?
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Old 09-07-2017, 03:19 PM   #15
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It's the only layer between the studs and brick.
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Old 09-07-2017, 03:40 PM   #16
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I have the same crap n my house. I have board and bat on the ext. So they will be pulling the board and bats to dry. In your case the only way to fix it is to pull the brick or cut it out from the stud side. I'd cut it from the stud side and get all that dried out. It will be a pain in the anus but you can take sheets of dow foam board. Cut it to fit tight between the studs and push it back as far as you can towards the brick. Although a pain in the A, it will be a lot easier than breaking out the brick.
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Old 09-07-2017, 03:47 PM   #17
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i saw this too in a house we gutted last weekend. I don't see any other way, to do it correctly, to replace it without tearing out the brick. Even if you managed to wedge new a new vapor barrier in there, how would you secure it?

Sorry to hear about this. Good luck.
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Old 09-07-2017, 04:00 PM   #18
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I saw it in a house this week. It's not a vapor barrier. It is an old school type of foam board. Its not foam though, it is like a high density cardboard. I told the lady to point it out to her insurance agent and ask what route they wanted them to take as I see the only way to get it all out is to remove the brick. I explained to her that in today's construction we use treated plywood to 2', then OSB wrapped in Tyvek. This was cardboard with Poly at the bottom.
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Old 09-07-2017, 06:27 PM   #19
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My brother helped a guy he works with in Houston after this flood and he had the same stuff. FEMA guy saw it, said the brick needs to come down and re-done.

I'm sure my house has it, too. We just haven't gotten that far yet.

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Old 09-07-2017, 06:43 PM   #20
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Is it basically a compressed cardboard with an oily layer pressed into the face? Looks like little 1/16 x 1/16 squares embossed on the face? If so, it predates anything foam. If so, its non-structural.
Is there a possibility in doing pocket replacements on the windows? If so, you may be able to tear out sheathing from the inside and the window jambs from the outside and work in a moisture barrier from between the masonry and studs. then go back and open batt it and brace it from the inside.
lotsa ifs........
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Old 09-07-2017, 07:04 PM   #21
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Is it T ply?
Pretty much cardboard


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Old 09-07-2017, 07:07 PM   #22
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It is probably insulation board with a foil facing. That is the only difference between that and regular insulation board is the foil facing.. That is like a sponge and not a water barrier.
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Old 09-07-2017, 08:35 PM   #23
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It doesn't really matter what it is, blackboard, osb, OC foam, some other foam board, t-ply, etc. If it's old and it's been submerged, it's likely ruined. It is most likely just exterior sheathing. Most likely. Most likely non-structural. Acts as wind barrier, and skin on the structure. Not much else. The only proper remedy is to remove the brick, remove the sheathing, and start over. Good luck with it all...

BTW, there are a variety of products on the market. Some provide structural support, some don't. Do some research on residential exterior sheathing.
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Old 09-07-2017, 08:54 PM   #24
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If it was all cut out from the inside and spacers put in to keep brick/studs tight....could you then spray closed cell foam insulation in the walls and be done? Just shootin' from the hip here..
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Old 09-08-2017, 05:02 AM   #25
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OP - is this what it looks like?
This is a type of Homosote used back in the 50s, 60's, and up to ???.
if thats the case, disregard what I posted above. Removing the brick and starting from scratch is the best option.
Building practices, materials, and codes have changed over time.
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Old 09-08-2017, 07:10 AM   #26
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Quote:
Originally Posted by jeepntx View Post
My brother helped a guy he works with in Houston after this flood and he had the same stuff. FEMA guy saw it, said the brick needs to come down and re-done.

I'm sure my house has it, too. We just haven't gotten that far yet.

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If you have to tear out more than about 16" high , I would be very concerned about the brick ties coming loose. Without the brick ties holding the brick to the wall ,you stand a great chance of the brick falling off the wall at some point in the future. If you are spending insurance money then tear the brick off and start over. If spending your own money and on a budget then very carefully remove the wet material and try to avoid loosening the brick.
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Old 09-08-2017, 07:25 AM   #27
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Quote:
Originally Posted by doright View Post
If you have to tear out more than about 16" high , I would be very concerned about the brick ties coming loose. Without the brick ties holding the brick to the wall ,you stand a great chance of the brick falling off the wall at some point in the future. If you are spending insurance money then tear the brick off and start over. If spending your own money and on a budget then very carefully remove the wet material and try to avoid loosening the brick.
We got just over 6'

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Old 09-08-2017, 09:01 AM   #28
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If I was paying for it with my own $$$ I would probably knock some holes in it to dry it out best you could before I tore all the brick off my house and started over. I've never seen a framing crew tearing anything out while building a house because it rained. I know 16" and less they allowed to cut the 2x4 walls and remove the blackboard and scab new framing back once the blackboard was replaced but above that you would get into the brick ties I'd imagine. That's my 2 cents anyhow.
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Old 09-08-2017, 10:41 AM   #29
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This is what it looks like. You can see a closeup pic and you can look in the background to see how it looks on the wall.

It's basically a 1/8" cardboard sheet which is wrapped in a thin foil on both sides.

House was built in 1970.
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Old 09-08-2017, 10:51 AM   #30
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How high was the water in the house? Also, it appears the foil side is to the house?

Edit: Saw you mention foil on both sides....

I'd honestly just let it dry out really well, then treat it with some Biocide like mircoban.
Mold has to have a constant water source to survive, like a leak.

Put some fans blowing on it for several days until it dries. Make sure its good and dry before you put any sheet rock back on.

Last edited by b.latiolais; 09-08-2017 at 10:57 AM.
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Old 09-08-2017, 10:53 AM   #31
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Water was at least 36" high. Foil is on both sides of the board.
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Old 09-08-2017, 11:02 AM   #32
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Like I said, I'd just dry it out and treat it with Biocide. Based on the background pictures, it doesn't appear the brick ties are connected to this sheathing. They are more than likely in the studs.

Put some good fans on it from the inside and some dehumidifiers if you can find some. If not, try to run your ac really low but make sure you turn the fan switch to "ON", not auto. You want the fan on the ac system to remain on all the time even if the compressor is not on and cooling. Otherwise, any ductboard you have in your return or plenum could get saturated with water that the ac system is pulling from inside the house.

Last edited by b.latiolais; 09-08-2017 at 11:04 AM.
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Old 02-24-2018, 03:52 AM   #33
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gypsum and wood will have to be replaced!
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