"Vinnie Murdico" wrote in message
news:nCM_c.3480$j62.3425@trnddc04...
or other, they did the block to frame transition improperly, and water
is
bypassing the moisture barrier and flashing, and building up in the
space in
the block, then draining out into your room.

Thanks for the info. Is that transition between block and wall most
likely an "expansion joint" or a "weep screed"? I know you can't see my
house g, but I was wondering if one or the other is unlikely or more
likely.

If it is an expansion joint, can it be caulked somehow if that's where
the water is infiltrating?

Not sure what you mean by weep screed, but up here in the frozen north,
frame walls on top of block are usually a 2x6 (or whatever) treated lumber
sill plate, on top of some sort of gasketing material, held down by embedded
bolts in the block, with the studs nailed to the treated wood, and the
sheathing extending almost down to the concrete. There would (or should) be
some sort of flashing up under the tarpaper or Tyvek or whatever, extending
down over the concrete, to keep water out of the joint. I suspect since it
was so high on the wall, they skimped out on the flashing, figuring the
Tyvek or whatever was good enough. Unless you can still get the builder to
open the wall up as a warranty/goodwill gesture, I'm afraid you are looking
at some money. Basically, once they make a small hole above window to verify
if flashing was done wrong, it means stripping that gable and redoing the
weatherproofing correctly, replacing any rotted lumber as you go. The stucco
itself may be porous, and the water is building up behind it. You didn't
notice before, because roof overhang usually protected it pretty well. (rain
is supposed to go down, not sideways, after all.)

Of course, not being familiar with usual and customary FL building
practices, I may be as all wet as your wall is getting. One thing for sure-
the longer you wait for the repair, the worse the damage, unless it stops
raining. And Ivan is a week out.

aem sends...