5 years ago I built a large custom home in the Oakland,CA hills on an AIA contract. It’s 2+ story stucco box, flat roofs, no overhangs on the top of a hill so takes a lot of weather. The windows are Blomberg aluminium with nail on fin and are inset. The rough framing of the inset is flat and there were no flashing details although I asked for them (not in writing) and got none. The stucco sill is sloped. I flashed the windows with Bituthene ice and water and used the two part liquid membrane in the corners were the jambs meet the sill. I caulked the nail fins. The stucco is scatch, brown, and color–no paint or other coatings. In heavy rains four of the windows leak at the sill. I believe that the building has such a great exposure to the weather that the porus stucco becomes saturated and builds up on the flat sill creating a roof rather than sidewall condition. In retrospect I should have used a soldered sheet metal pan on the sills but have never had this kind of problem in 30+ yrs as a GC. I could take the four windows out and reset with such a pan but the owners now believe that the other windows are suspect. I could have the whole house painted with an elastomeric coating ($11,200) but don’t know if this would satisfy the owners. The architect takes no responsibility and I don’t like taking the whole hit. I also do not want this to go to litigation as that has never happened to me in my many years of building. Thanks for any ideas or suggestions.
Using transparent budget reports throughout the building process can help keep everyone's expectations on track.
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