No weep holes plus water in crawl space

[catlam]

Awesome site! I can't seem to pull myself away from it. You have managed to make building and codes issues interesting!

I made an offer which was accepted on a brick veneer home in Indiana. The house was built in the mid '70's, but it had a large addition and brick veneer added in '92. Our home inspector reported that there are no weep holes. I have tried to do a bit of research on my own regarding this issue, and it seems that it did not become code until '94. Our inspector stated that it was code when the brick veneer was added. I called the builder that did the renovation, and he said that it was not code at the time. I am not sure if there are flashings. My inspector is going back to the property because he could not inspect the crawl space because there was 1-2 inches of water present. The sellers have put in a sump pump and now my inspector is going to return to the property to finish the crawl space inspection.

1. Should I have my inspector check for flashing?

2.Should I insist that the sellers install some type of pipes around the house to drain the water to some type of rock bed so the water doesn't continue to go to the crawl space? The sellers seem to think that a sump pump is good enough.

3. Do I need to be concerned about water in the crawl space causing a problem with the house structure or walls?

4. What questions should I ask the inspector regarding water in the crawl space and the lack of weep holes?


Thank you so much for any help that you can provide.

[Jerry Peck - Codeman]