Rotten Wall Under Window

21 years ago

We live in an 80 year old house in Los Angeles with plaster walls and stucco on the outside. We have a stained glass window on the second floor which is decorative and does not open. During last year's heavy storms water leaked in under the window and the plaster bulged and a small amount of mold grew on the plaster. We were able to find a hole on the outside stucco which we sealed (I hope!).

I finally got around to busting open the plaster and found, as expected, that the plaster keys were broken, and the wood lathe was crumbling.

I have been able to repair plaster before without difficulty (including replacing bad lathe), but I am concerned about the the wall studs and the cross beams that are holding the window in place. The ones I exposed felt soft to the touch, but were not crumbling.

I think this is a job that might be too much for me to handle, but want to get an idea of what a proper repair would entail. When I busted open the plaster I found three different types of plaster/compound, so it looks like this is an old leak that was not properly repaired in the past. What needs to be done? Thanks in advance!

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Comments (5)

JRRR
21 years ago
All affected wood must be removed back to sound material, and the leak needs to be conclusively fixed. Applying an exterior sealant is a band-aid. The window should probably be reinstalled with the correct flashing.
yelad
Original Author
21 years ago
Thanks for your response. Its an antique stained glass window which looks VERY fragile. I'm concerned that reinstalling it would damage it, and I don't even know who to get to do this kind of work. What if the wall studs are only rotten below the window and are intact higher up and around its frame? Is it possible to just repair the studs by sistering new wood to them?
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JRRR
20 years ago
Yes, you can only repair what's needed. You would not sister a new stud to one with rot. It could infect the new piece if there is enough moisture to sustain the fungus. You may be able to effectively seal the window in place. This kind of work is done by a carpenter.
Window_Guy
20 years ago
JRRR is correct. Mold is like a cancer in the way it infects its surroundings. When we have this damage we remove the inside surface from top to bottom. I know it's the last thing you want to hear. We cut back to the next unaffected stud to each side. We remove everything down to the studs and interior face of the exterior wall board. We then do our leak test and find the breach in the wall. If it's stucco then we peel it away and do the repairs properly. If it's the window itself we pull it and correct the problem. In the case of your stained glass unit. It may require a new frame or rebuilding of the old one. We then install the window correctly and make sure the flashing is installed properly. Ounce we are confident we have terminated our leaking issue. We water test the opening to complete the process. If we find the leak is gone we then remove any soft and decaying boards from the wall. We then install new wood and most the time a new treated bottom plate as far as we can. We then apply insulation and the proper vapor barrier before sheet rocking the opening shut. You don't need to use the old lathe method any more. Ounce you get the seams taped up and everything tight. You can use drywall compound just like plaster and achieve the same look as your existing plaster. A good taper and drywall man can usually accomplish this with great ease. I know it's not the fast way to do it. But it's the right and safe way! Good Luck!!!
yelad
Original Author
20 years ago
Thank you Window Guy for your detailed description. I wish I could find someone with your expertise and work ethic here in L.A. I'm sure they exist, but I don't know where to find them... I'm worried that in the wrong hands the window would get damaged.

Can you (or anyone) estimate how much a job like this should cost? Keep in mind that its a second story window.

Also, JRRR what would sealing the window in place entail?