Problem with leaky windows on newly built airbnb investment, bad construction co.

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Problem with leaky windows on newly built airbnb investment, bad construction co.

Sara Kumar
FL · Member since 2024 · 13 posts · 1 vote

Hello,

I did an inspection when this property was purchased a few years ago. There was no water damage reported at that time. The contract has a 1 year limit for taking legal actions against the contractor after the sale of the house. I am out of that time period. My home was right under the 1 mil range, and a little over 3 years into owning the home, I am having sills leaking on multiple windows, and just replaced the roofing material on the second floor balcony due to poor flashing, and a membrane that was not run all the way up, but cut off right under the window according to the roofing company that fixed the balcony area. 

Does anyone have a suggestion for an honest and great company that knows siding? This company does roofs, and looking at the other window sills leaking in the home is not their thing due to it being the sides of the home, but they said most likely there is also a membrane issue on all those other windows. My neighbor is suing the contractor, and retained an attorney for 10k to have someone come in and do an inspection that holds up in court. I do not know who to contact who can do any real inspection like this and am reluctant to pay a retainer, when I have no interest in spending 50k on a lawsuit to collect the same amount. Replacing all the windows is 40-50k (Pella windows) and they said they will warranty their work and the construction, but that would not fix the membrane that seals the window that could be an issue. I do not want to waste money on windows that do not solve a sealing issue.

Looking for a company recommendation or perhaps someone who does this kind of inspection and can tell me exactly what the issue is. I have done two, where water detection devices were used and all they do is confirm there is water damage, and leaking from one area or multiple areas, I have no idea if it is the window still, or the membrane.

Thanks for reading! 

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Michael BaumPro Member
Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
1y

Hey @Sara Kumar so this is a somewhat frequent issue but it is fixable.

There is no one I can recommend but you should be able to find a company that can solve this issue in Nashville.

I don't think you need to do all new windows. Each window can be removed and update flashings and membranes can be installed, caulked and all the trim reinstalled. Pretty easy job but it is time consuming.

I had this issue in my shop window at my primary home. I ended up pulling the window, installed a plastic window sill pan and adhesive flashing plus I added a L flashing on the exterior of the trim along with fully re-caulking the whole thing.

That fixed it and it has been dry for the last 4 years or so and we get a lot of rain here in WA.

I am not a professional but a competent DIY guy and it took me about 4 hours all said and done minus paint touch up. I would guess a pro would take 2 hours per window or so.

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  • Collin HaysBusiness Member
    Property Manager · Gatlinburg, TN · Member since 2020 · 3k+ posts · 4k+ votes
    1y

    I'm not sure I understand correctly.  Are these windows Pella?  Are these casement, single hung, or double hung?  Wood, fiber, vinyl, or aluminum? If they are Pella, I would have a Pella rep come out. Pella has a reputation for standing behind their products.  If it's a membrane, seems like the entire window isn't sealed correctly. That's an easy fix. But the Pella rep will know. I doubt Pella windows are failing. They are legendary, and expensive.  You just have the seal around the window and the window itself. If the window is sealed correctly, and the window is of decent quality, I'm not sure what else could be failing that would make it leak - it's not that complicated.

    On the other hand, if these are builders grade windows, they could have slapped anything in there, and the windows could indeed be failing. Some of the windows builders put in houses are just atrocious quality, but many buyers haven't the slightest clue.  

    [email protected]806-672-7102
    SMOKY MOUNTAIN FALLS INC.51 Review
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  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    1y

    The contractor likely used a subcontractor for this that wasn't top notch. He might have just switched to this sub or used them on this one project. Ultimately the contractor is responsible for all the subs.

    Most of us don't live in your area so asking on here for a local recommendation probably won't yield much if any results.

    Look at local resources like FB groups, Google etc and check their reviews.

    If you have a local RE group,that is a great place to ask for local recommendations.

    2Reply
  • Andrew SteffensBusiness Member
    Tampa, FL · Member since 2022 · 3k+ posts · 3k+ votes
    1y

    I see in your title line Florida but it shows Nashville as location, is it in Nashville or FL?  I have a friend who is a construction attorney and would do a consult.  They usually take on cases on a contingency basis, but are FL Based.

    [email protected]813-563-0877
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  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    1y

    Hey @Sara Kumar so this is a somewhat frequent issue but it is fixable.

    There is no one I can recommend but you should be able to find a company that can solve this issue in Nashville.

    I don't think you need to do all new windows. Each window can be removed and update flashings and membranes can be installed, caulked and all the trim reinstalled. Pretty easy job but it is time consuming.

    I had this issue in my shop window at my primary home. I ended up pulling the window, installed a plastic window sill pan and adhesive flashing plus I added a L flashing on the exterior of the trim along with fully re-caulking the whole thing.

    That fixed it and it has been dry for the last 4 years or so and we get a lot of rain here in WA.

    I am not a professional but a competent DIY guy and it took me about 4 hours all said and done minus paint touch up. I would guess a pro would take 2 hours per window or so.

    2Reply
    • Collin HaysBusiness Member
      Property Manager · Gatlinburg, TN · Member since 2020 · 3k+ posts · 4k+ votes
      1y
      Quote from @Michael Baum:

      Hey @Sara Kumar so this is a somewhat frequent issue but it is fixable.

      There is no one I can recommend but you should be able to find a company that can solve this issue in Nashville.

      I don't think you need to do all new windows. Each window can be removed and update flashings and membranes can be installed, caulked and all the trim reinstalled. Pretty easy job but it is time consuming.

      I had this issue in my shop window at my primary home. I ended up pulling the window, installed a plastic window sill pan and adhesive flashing plus I added a L flashing on the exterior of the trim along with fully re-caulking the whole thing.

      That fixed it and it has been dry for the last 4 years or so and we get a lot of rain here in WA.

      I am not a professional but a competent DIY guy and it took me about 4 hours all said and done minus paint touch up. I would guess a pro would take 2 hours per window or so.

       It might cost what the lawyer would charge to fire off a couple of demand letters.  The OP hasn't responded to anything. Maybe (s)he just wanted to blow off some steam.

      [email protected]806-672-7102
      SMOKY MOUNTAIN FALLS INC.51 Review
      WebsiteView Page
      1Reply
    • Sara Kumar
      OP
      FL · Member since 2024 · 13 posts · 1 vote
      1y
      Quote from @Michael Baum:

      Hey @Sara Kumar so this is a somewhat frequent issue but it is fixable.

      There is no one I can recommend but you should be able to find a company that can solve this issue in Nashville.

      I don't think you need to do all new windows. Each window can be removed and update flashings and membranes can be installed, caulked and all the trim reinstalled. Pretty easy job but it is time consuming.

      I had this issue in my shop window at my primary home. I ended up pulling the window, installed a plastic window sill pan and adhesive flashing plus I added a L flashing on the exterior of the trim along with fully re-caulking the whole thing.

      That fixed it and it has been dry for the last 4 years or so and we get a lot of rain here in WA.

      I am not a professional but a competent DIY guy and it took me about 4 hours all said and done minus paint touch up. I would guess a pro would take 2 hours per window or so.


       Thank you so much for your response! I also did not feel new windows were the answer. My neighbor did share additional info last night that through his own research he discovered the membrane under the siding, on most of the home, and the flashing is not done to code and siding needs to be removed, and this needs to be redone. This sounds very similar to what you are saying. At first I was concerned, because the home is large and can be over 200k of work. Which I do not have currently. I am in a medical bind right now, so someone I work with is flying there next week to meet with a GC who knows siding / flashing well, (they came highly recommended) and we will see from window sills leaking if they can identify what needs to be done. My neighbor had a very expensive inspection happen, and we have the same person who built our units at the same time so the likelihood of mine being different is slim to none I guess.

      0Reply
  • Sara Kumar
    OP
    FL · Member since 2024 · 13 posts · 1 vote
    1y

    I would in a perfect world like to repair the leaking around window sills, and keep renting my home and use my current windows. The home is located in TN but I am not, which is why I put Nashville, I was wondering where to go from here, and was searching google reviews which to me, generally lead nowhere half of the time.

    0Reply
  • Sara Kumar
    OP
    FL · Member since 2024 · 13 posts · 1 vote
    1y

    The windows were very cheap, and not good quality, and the wrong flashing, nails, and caulking was used, with many things "not to code." I hope I can one by one fix the leaks as they pop up. Right now, I just finished the ceiling on the middle floor, and I have 3 other window sills leaking.

    0Reply
  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    1y

    Hey @Sara Kumar, so you shouldn't need to reside the whole house. I doubt you need to put any new siding on.

    If the window guys think they need to remove some siding to make it leakproof, they will pull the siding and only replace it if they damage any of it. Otherwise it will go back up.

    Of course this will depend on the siding. Hardiplank comes off OK but some filling needs to be done when re-nailing. LP? Toss it and start over. It will all depend.

    I don't see 200k. Without seeing the house I can't tell ya.

    @Bruce Woodruff will probably have some good ideas for you.

    1Reply
    • Bruce WoodruffPro Member
      Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
      1y
      Quote from @Michael Baum:

      Hey @Sara Kumar, so you shouldn't need to reside the whole house. I doubt you need to put any new siding on.

      If the window guys think they need to remove some siding to make it leakproof, they will pull the siding and only replace it if they damage any of it. Otherwise it will go back up.

      Of course this will depend on the siding. Hardiplank comes off OK but some filling needs to be done when re-nailing. LP? Toss it and start over. It will all depend.

      I don't see 200k. Without seeing the house I can't tell ya.

      @Bruce Woodruff will probably have some good ideas for you.

      This could, repeat could, be an easy fix. It's worth a few bucks to have a competent contractor come over, remove the trim and check the flashing. Even if you have to cut it back a few more inches to install something like a jiffy seal, and then reinstall wider trim to cover the larger opening, that would be a better fix. And cheaper. Really hard to say much without seeing it though. You have any pictures?
      1Reply
    • Sara Kumar
      OP
      FL · Member since 2024 · 13 posts · 1 vote
      1y
      Quote from @Bruce Woodruff:
      Quote from @Michael Baum:

      Hey @Sara Kumar, so you shouldn't need to reside the whole house. I doubt you need to put any new siding on.

      If the window guys think they need to remove some siding to make it leakproof, they will pull the siding and only replace it if they damage any of it. Otherwise it will go back up.

      Of course this will depend on the siding. Hardiplank comes off OK but some filling needs to be done when re-nailing. LP? Toss it and start over. It will all depend.

      I don't see 200k. Without seeing the house I can't tell ya.

      @Bruce Woodruff will probably have some good ideas for you.

      This could, repeat could, be an easy fix. It's worth a few bucks to have a competent contractor come over, remove the trim and check the flashing. Even if you have to cut it back a few more inches to install something like a jiffy seal, and then reinstall wider trim to cover the larger opening, that would be a better fix. And cheaper. Really hard to say much without seeing it though. You have any pictures?

       Hi Bruce, I was just in the process now of looking for a contractor who does remodeling. I am doing new construction somewhere else, and that contractor in that state suggested finding a person who is willing to work on someone else's mistakes in order to reconstruct a home, add on another room, stuff like that . They will not walk away. Every time I call a siding person, water specialist, window specialist, they come and leave and say it is beyond their "scope of work." 

      0Reply
  • Alexander Gilson
    Specialist · Member since 2025 · 7 posts · 0 votes
    1y
    Quote from @Sara Kumar:

    Hello,

    I did an inspection when this property was purchased a few years ago. There was no water damage reported at that time. The contract has a 1 year limit for taking legal actions against the contractor after the sale of the house. I am out of that time period. My home was right under the 1 mil range, and a little over 3 years into owning the home, I am having sills leaking on multiple windows, and just replaced the roofing material on the second floor balcony due to poor flashing, and a membrane that was not run all the way up, but cut off right under the window according to the roofing company that fixed the balcony area. 

    Does anyone have a suggestion for an honest and great company that knows siding? This company does roofs, and looking at the other window sills leaking in the home is not their thing due to it being the sides of the home, but they said most likely there is also a membrane issue on all those other windows. My neighbor is suing the contractor, and retained an attorney for 10k to have someone come in and do an inspection that holds up in court. I do not know who to contact who can do any real inspection like this and am reluctant to pay a retainer, when I have no interest in spending 50k on a lawsuit to collect the same amount. Replacing all the windows is 40-50k (Pella windows) and they said they will warranty their work and the construction, but that would not fix the membrane that seals the window that could be an issue. I do not want to waste money on windows that do not solve a sealing issue.

    Looking for a company recommendation or perhaps someone who does this kind of inspection and can tell me exactly what the issue is. I have done two, where water detection devices were used and all they do is confirm there is water damage, and leaking from one area or multiple areas, I have no idea if it is the window still, or the membrane.

    Thanks for reading! 

    Hey Sara, sounds like a really frustrating situation, especially with all the unexpected costs. Just a thought—have you looked into whether any of this could be covered by insurance? In some cases, damage related to improper flashing or installation issues might be something your policy could help with.

    If you haven’t already, it might be worth checking with your insurer or having someone review your policy. Let me know if you’d like any guidance on that! Happy to share some insights if that would be helpful!
    0Reply
    • Sara Kumar
      OP
      FL · Member since 2024 · 13 posts · 1 vote
      1y
      Quote from @Alexander Gilson:
      Quote from @Sara Kumar:

      Hello,

      I did an inspection when this property was purchased a few years ago. There was no water damage reported at that time. The contract has a 1 year limit for taking legal actions against the contractor after the sale of the house. I am out of that time period. My home was right under the 1 mil range, and a little over 3 years into owning the home, I am having sills leaking on multiple windows, and just replaced the roofing material on the second floor balcony due to poor flashing, and a membrane that was not run all the way up, but cut off right under the window according to the roofing company that fixed the balcony area. 

      Does anyone have a suggestion for an honest and great company that knows siding? This company does roofs, and looking at the other window sills leaking in the home is not their thing due to it being the sides of the home, but they said most likely there is also a membrane issue on all those other windows. My neighbor is suing the contractor, and retained an attorney for 10k to have someone come in and do an inspection that holds up in court. I do not know who to contact who can do any real inspection like this and am reluctant to pay a retainer, when I have no interest in spending 50k on a lawsuit to collect the same amount. Replacing all the windows is 40-50k (Pella windows) and they said they will warranty their work and the construction, but that would not fix the membrane that seals the window that could be an issue. I do not want to waste money on windows that do not solve a sealing issue.

      Looking for a company recommendation or perhaps someone who does this kind of inspection and can tell me exactly what the issue is. I have done two, where water detection devices were used and all they do is confirm there is water damage, and leaking from one area or multiple areas, I have no idea if it is the window still, or the membrane.

      Thanks for reading! 

      Hey Sara, sounds like a really frustrating situation, especially with all the unexpected costs. Just a thought—have you looked into whether any of this could be covered by insurance? In some cases, damage related to improper flashing or installation issues might be something your policy could help with.

      If you haven’t already, it might be worth checking with your insurer or having someone review your policy. Let me know if you’d like any guidance on that! Happy to share some insights if that would be helpful!

       Hi Alexander! Checking back a little late on this thread. My broker told the the policy I have will not cover bad construction from the contractor who built the home and if these items resulted from that, then it is not covered. That seemed odd to me. He said they would cover secondary damage though from this situation, like replacing drywall or floors becoming damaged as a result but they would not fix the membrane, siding, window installation, etc.

      0Reply
  • Andrew Kubik
    Property Manager · Nashville, TN · Member since 2025 · 66 posts · 35 votes
    1y

    I’m really sorry to hear about your situation. Unfortunately, this seems to be a common issue around Nashville. Many of the newer buildings have been put up quickly and aren’t always built to the highest standards. Hopefully, there will be some valuable lessons learned from this construction boom.

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