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JayADee

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#323556 15-Dec-2025 00:57
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Hi,
I finally found a house I want to make an offer on subject to builder’s report etc. I’m ordering the property file on Monday. However, around the south side main entrance door alcove the weep holes in the brick cladding are at slate tile (ground) level and on either side of the alcove the weep holes are at limestone chip level. See pictures. Trouble is the south side is paved driveway and heads up slope towards the road. Nearer the house it’s fairly level. But you can’t just dig out some dirt and re-slope the area and future me really doesn’t want to be digging up the driveway. What’s the right way to get the clearance below the weep holes with minimum disruption? From what we can tell there’s no issue with water in the house (late 90s build) but if we proceed to a builder’s report we’ll be pointing this out and getting moisture readings checked.

 

i’m a little less concerned with the limestone chip, I could probably just remove some chip?  Hopefully from the property file I’ll find out if there’s some drainage method under the lime chip. I’m not sure where that downpipe drains to. But the weep holes around the door are a worry. The tiling there looks possibly homeowner DIY add on and somebody has run a bead of caulk along the bottom, of the bricks where it meets the tiles, blocking the bottom of the weep holes. I wonder if originally the slate tile was lime chip.

 

I asked and water doesn’t pond at the door. I’m hoping for a good rain this week so I can go look. There’s a drain on the south west (left corner of first pic and not visible in photo) that the driveway runoff diverts into due to some slope in that direction. The drain is fairly recent, installed when a neighbour paved a large area and caused more water to come down ‘my’ driveway so it’s not related.

 


TLDR; how do I fix the weep holes issue at the house entrance without destroying a section of the driveway?

 

 

 

 

 

pictures 1.south side down pipe to main entrance door alcove . 2.weep holes atop slate tile at door alcove example 3. Weep holes atop lime chip example 4. Shot of entrance alcove

 

 

 

 

 

 

 

 

 

 

 

 


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johno1234
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  #3444063 15-Dec-2025 07:17
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If they’re below the level of the floor slab they’re a good idea. The only issue is whether there’s a fall or drain to catch any water and move it away from the house. The stone chips look like a French drain. Is the floor slab 150mm above ground level?

 

Is that a brick veneer over a panel and if so is it ventilated? Builder’s report will cover all that. 




JayADee

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  #3444335 15-Dec-2025 21:11
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There’s ventilation holes at the top similar to the weep holes. I just assumed it’s  cavity behind the brick veneer because of the weep holes.

 

The problem with the weep holes is there should be a minimum clearance above the ground of 150mm to dirt or 75mm concrete or paving. Blocking them with silicone as he has means they aren’t allowing drainage and being at ground level means water could enter instead of exiting. I’m hoping there’s a French drain under the chip. I’m also hoping the floor slab is high enough above the weep holes that the framing is out of harms way. I was supposed to order the council property file which should have the building plans but I forgot.

I want to know what was at the entrance before the slate got put there.

 

The house I’m in now is a good metre off the ground, it seems crazy to have holes at ground level into the wall cavity with the heavy rains we get.


tweake
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  #3444383 15-Dec-2025 21:24
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hard to see in the pics but i suspect in heavy rain they had issues with runoff going into the vents. it doesn't look like any drain across the front door. really need better pics.




Ragnor
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  #3444439 16-Dec-2025 00:39
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You'll want to check the house plans / property file to find the detail of how they've done the slab, brick work and drainage.

 

See image on the right below for brick to ground level, you'll be hoping for something like that

 

see: https://www.buildmagazine.org.nz/assets/PDF/Build-71-14-Build-Right-Ground-Clearances-For-Masonry-Construction.pdf

 

 

Others docs that have some decent explanatory images for this type of thing

 

https://www.buildmagazine.org.nz/assets/PDF/Build-131-26-DesignRight-LiftingThePlate.pdf

 

https://www.branz.co.nz/pubs/bulletins/bu570/


JayADee

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  #3444679 16-Dec-2025 18:10
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I got the property file this afternoon and it reveals she’s had issues with the water ponding at the wall nearest the viewer in the first photo at the ‘sleepout’ this side of the garage.

 

Mid July she noticed cracking in the front room and garage (not sure if she means the floor or walls but I didn’t see anything outside on the brick so maybe floor)

 

Early September the house was feeling wet enough she hired a dehumidifier to ‘dry the house out’

 

Had insurance assessor Aug 6- my guess is for the cracks? Turned down late August, that’s all the info given.

 

She had a drain installed near the sleepout  in late August, a few days later. She had a call back from a geotech early September. Early September garage door starts having issues ‘making noise’ . She Commissioned Mainmark to check the slab in late September. 

 

I’ve requested documentation or reports available relating to drainage, ground conditions and the slab/foundations stability for the property which she might have that are not necessarily held by council. 

So yeah, not sounding good. It sucks because I love the location. Very low chance of us making an offer now though because you have to wonder what’s happening in the walls.

 

i have the house build diagrams, it’s a bit hard to see the details on the construction diagram, I’m still reading the file.

 

 

 

 

 

 

 


JayADee

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  #3444680 16-Dec-2025 18:16
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tweake:

 

hard to see in the pics but i suspect in heavy rain they had issues with runoff going into the vents. it doesn't look like any drain across the front door. really need better pics.

 

 

I agree.


 
 
 

Shop now at Mighty Ape (affiliate link).
JayADee

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  #3444683 16-Dec-2025 18:22
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Ragnor:

 

You'll want to check the house plans / property file to find the detail of how they've done the slab, brick work and drainage.

 

See image on the right below for brick to ground level, you'll be hoping for something like that

 

see: https://www.buildmagazine.org.nz/assets/PDF/Build-71-14-Build-Right-Ground-Clearances-For-Masonry-Construction.pdf

 

 

 

Others docs that have some decent explanatory images for this type of thing

 

https://www.buildmagazine.org.nz/assets/PDF/Build-131-26-DesignRight-LiftingThePlate.pdf

 

https://www.branz.co.nz/pubs/bulletins/bu570/

 



 

those are great links, thanks! I was looking for something like that.


JayADee

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  #3444779 17-Dec-2025 07:37
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Update: drainage page on the property file shows no drainage (ie French drains) around the base of the house. I suppose if you got the place cheap enough it might be worth doing but you have to wonder what kind of damage the water’s done in the walls. I’m giving it a look inside today even though we’ll be informing the agent we won’t be placing an offer.


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