Hi,
We have a water leak that has damaged the frame. Could you please advise on the best way to repair it? Please refer to the photos below.
TA, emma
Hi @emmab1986,
Replacing the loose trim piece itself is a relatively straightforward job. However, repairing a rotten frame is a different matter altogether, as it often requires a bit of exploratory work to determine whether any of the structural timber inside the wall has been affected.
Before you start removing anything, I did want to mention one important consideration. Depending on the age of your home, there is a possibility the wall sheeting could contain asbestos. Simply removing and reattaching that trim piece could disturb the wall lining and potentially release asbestos fibres if it is present. Unless the wall has already been tested, I'd recommend assuming it could contain asbestos and avoiding disturbing it until you've confirmed otherwise.
Before checking the framing, the first priority is to identify and fix the source of the water ingress. Have you been able to determine where the water is entering the wall? It could be coming from the guttering, eaves, flashing or roof above this area. There's unfortunately little point in repairing or replacing internal framing and trim until the leak has been resolved, otherwise the damage is likely to return.
If the leak has already been fixed and you've confirmed the structural timber inside the wall is still sound, then your repair may simply involve replacing or refitting the internal trim. That piece can be nailed or screwed back into the wall framing behind it. From your photos, it does appear the trim has deteriorated at the top, so replacing it with a new piece of similar size may be the best option.
If you can let us know the dimensions of the existing trim, we'd be happy to help identify a suitable replacement. It may be something similar to this https://www.bunnings.com.au/89-x-19mm-1-2m-dar-pine-standard_p8401491 .
Please let me know if you have any questions.
Mitchell
Thanks @MitchellMc !
A blocked gutter was actually causing the water to leak into the small extension room, but we've got that unblocked now. I'm not totally sure about the exact size of the damage yet, so I'm going to ask the tenants to take some measurements for me.
In the meantime, is it possible to just use Builder's Bog to patch up the edge/rim for now? We're planning on replacing the whole wall down the track anyway. Also, the builder's bog would not disturb the asbestos if any, isn't correct?
thanks, Emma
It's good to hear you've found and resolved the source of the leak. That's definitely the most important first step before carrying out any repairs.
The most straightforward repair would actually be to replace the damaged trim with a new section of timber and screw it back into place. I wouldn't recommend using Builder's Bog to fill the gap between the trim and the wall. Not only would it be difficult to achieve a neat finish, but ideally, you'd want to sand the Builder's Bog after it has cured, and that would disturb the wall lining if it does contain asbestos.
Even reattaching the existing trim can technically be considered disturbing the asbestos, as you'd be drilling or screwing into a piece of timber that's still attached to the wall sheeting.
Given that possibility, I'd suggest reaching out to a local handyperson who is familiar with working around asbestos products. They should be able to safely replace or reinstall the trim without unnecessarily disturbing the wall lining.
thanks @MitchellMc
I am thinking of replacing the whole wall now 😀
If the internal structural timber hasn't been compromised by the moisture, then there's likely not much reason to replace the entire wall. Once the source of the leak has been addressed, the framing may still be perfectly sound.
The asbestos wall lining, on the other hand, is something you could have professionally removed and replaced with new plasterboard. That would give you a fresh wall to work with while also removing the asbestos from that area.
Once you know the extent of any damage behind the lining, you'll be in a much better position to decide the most appropriate course of action.
@MitchellMc Thanks.
I had a tradie come over to inspect it. He said there's no asbestos present, thank God!
Just like you said, he confirmed that only the old trim needs to be replaced and the internal wall is fine. He'll come back to replace the frame.
Thanks so much for your help!
That's great news that the issue appears to be limited to the trim and that the internal wall won't need replacing.
I did just want to make one small point regarding the asbestos. While an experienced tradesperson can often make an educated assessment based on the age, appearance and construction of a material, it's generally not possible to definitively rule out the presence of asbestos through a visual inspection alone.
If you're planning any work that could disturb the wall or surrounding materials, the only way to confirm whether asbestos is present is to have samples taken and analysed by a NATA-accredited laboratory, or to engage a licensed asbestos identification service that can collect the samples for you.
Hopefully, it's not an issue in your case, but it's always worth mentioning as a precaution whenever there's any uncertainty.
