THE HOUSE DETECTIVE Builder says window leaks are normal

Q: During the last rains, my townhouse’s windows began leaking, and the windowsills cracked. Since then, I’ve learned that 125 other units in our complex are having the same problem. The builder says it is normal for windowsills to crack and that caulking is needed every year to prevent leakage. Does this sound right? — Hilda

A: What your builder is telling you is false. New windows, when properly installed, do not require periodic recaulking to prevent leakage. Something is wrong with the installation. If the builder refuses to address this problem in a forthright manner, here are four ways to get some results:

1) Arrange a meeting of the other homeowners who are experiencing problems with leaky windows. Strength in numbers is a definite advantage in matters of faulty construction.

2) Invite a construction defect attorney to the homeowners meeting. If representation becomes necessary, the cost per homeowner will be minimal once the fees are divided by 125.

3) Report the matter to the state agency that licenses and regulates building contractors. Bureaucratic pressure may be sufficient to solve the problem.

4) Have your property thoroughly evaluated by a qualified home inspector. A competent inspector will most likely reveal additional construction defects. This will strengthen your negotiating position.

Q: When I bought my home, I was concerned about yard drainage because of problems where I used to live. I asked my home inspector to pay close attention to this, and he assured me that no drainage problems were apparent. But this week, when I drained my hot tub, the hose didn’t reach all the way to the street. So I let the water empty onto the gravel driveway next to my house. I figured it would just cascade down toward the street. Wrong! The water disappeared straight into the ground — all 300-plus gallons of it. Fortunately, not a drop showed up in my basement, but where could it be going? — Richard

A: The fact that your driveway allows rapid water percolation does not indicate that your property has a drainage problem or that it is prone to having a sinkhole. You might simply have sandy soil that enables efficient drainage.

There are specific geological conditions that lead to sinkhole formation. Sinkholes mainly occur in locations where soluble bedrock, such as limestone or gypsum, can be dissolved by water. A common cause of sinkholes in Florida, for example, is acidic groundwater dissolving limestone or similar rock beneath the soil.

If you have noticed any other symptoms of soil instability, such as ground subsidence or building settlement, check with your county engineering department or hire a geotechnical engineer for a site evaluation.