If you’ve ever spotted small gaps in the bottom row of bricks on a house, you were probably looking at weep holes. They’re easy to miss, so most people don’t think much of them. But, from an inspection point of view, they can reveal more than buyers often realise. When they’ve been blocked, buried, or sealed over, they can sometimes quietly tell you a lot about the condition of a building. This is why in this guide, we’ll cover why they deserve a closer look.
Weep holes meaning and Where You Usually Find Them
As mentioned earlier, weep holes are the small openings you’ll usually find near the bottom of external brick walls. You may also notice them above openings like windows and doors, depending on how the wall has been built. They help drain any water that enters the wall cavity.
As such, they allow air to move through that space. Rather than allowing moisture to sit inside the wall, weep holes give it a way out.
Problems That Can Interfere With Weep Holes
Paving and Soil Build-Up
This is one of the more common issues seen around brick homes. This is especially true once landscaping has been added or changed over time. Raised garden beds and extra soil can build up around the base of the wall. From there, mulch and paving can add to it and start covering more than intended. As such, they may end up covering the weep holes. Even though it can seem minor, it can affect how well the wall deals with moisture.
What this can reveal during an inspection:
This can indicate poor drainage or limited clearance at the base of the wall. Aside from that, this can also suggest conditions where moisture may sit longer than it should.
Accidental Sealing
The issue is not always wear or deterioration. In plenty of homes, it comes from work that has been done over the years without realising something important has been sealed over in the process. Weep holes may end up sealed over during painting, rendering, patching, or repair work.
What this can reveal during an inspection:
This can come back to poor repairs or work that was done too quickly. As such, the focus may have been more on the finish than on proper drainage.
Debris or Signs of Moisture
Not every problem stands out straight away. In a lot of homes, the early signs show up in the condition around the opening rather than the opening itself. Dirt and staining around the weep holes are often the first things that need attention. As that builds, dampness nearby can become another concern. On top of that, signs of insect activity may also be worth a closer look.
What this can reveal during an inspection:
On their own, they may not point to a major building defect. But when they show up together, they can point to moisture retention. They may also point to poor ventilation or drainage issues around the base of the home.
But what if water gets in your weep holes? In many cases, the concern is usually not the water getting in. It’s what happens when that moisture cannot drain back out properly.
What are the Australian Standards for Weep Holes?
In Australia, the National Construction Code (NCC) sets out how they should be installed. This is for the reason that brick walls can drain moisture properly. As a general rule, they should be placed in the brick course immediately above flashing. They may also be positioned above a damp-proof course where it is acting as flashing. Each opening should be at least 50 mm high and follow the width of the vertical mortar joint. They are also generally spaced no more than 1.2 metres apart.
However, there are a few exceptions to that. There are a few situations where weep holes may not be required. That can include beneath window or door sills, or where head openings are less than 1.2 metres wide. The same thing can apply where external surfaces have been raised to support step-free access.
See More Than What Shows on the Surface with Fearless Building Inspections
Indeed, a home can look fine on the surface but still have a few warning signs hiding in plain sight. As we’ve covered above, weep holes can reveal more than most buyers expect, especially when there are signs. That’s why it helps to have the property looked at more closely before you commit.
At Fearless Building Inspections, this is exactly what we look for. So if you want fewer surprises later on, contact us today to arrange a building inspection.