What to do when there’s water where it’s definitely not supposed to be
Often, door frame leaks are caused by improper installation or damaged seals and flashing.
Sometimes, a leak could be from roof or siding damage—this should be checked out by a professional.
Wood doors can suffer from rot, which can be easily repaired if the damage isn’t extensive.
Most doors last between 20 and 40 years; replace your old door if it is nearing the end of its life and leaking.
Seeing any leak is enough to stop a homeowner’s heart, to say nothing of one as unnerving as water leaking from the top of a door frame. Beyond the possibility of costly damage, there is something uncanny about the inexorable spread of water from the peak of the threshold designed to keep the elements out, as if emanating from a non-human power in a horror movie.
Let’s review the causes of a leaky door frame and when to hire a door repair professional to stop it in its tracks.
Your door's make, model, and material don’t matter if it was installed incorrectly. If water is puddling around the bottom of the door, it’s likely that your door’s sill pan was improperly installed—or wasn’t installed at all. Without a sill pan, water can collect at the bottom of the door and eventually cause rotting.
If you suspect your door was not installed correctly, it’s best to have it reinstalled by a local door repair professional.
If water is coming through the tops of your door's sides, your roof or siding could be the source of the issue. Walk around your home and inspect it, looking for cracks, tears, or chipping paint in your siding. You should also inspect your roof and look for any missing shingles, sagging gutters, or other signs of damage.
Roofing and siding issues are essential to fix as soon as possible. If you see signs of damage after you inspect your home, you should contact a local roof repair professional to perform a thorough inspection and fix any issues.
It’s possible that your door's frame has become rotted or warped. Rotting is more common with wood doors, while warping occurs frequently with vinyl doors, especially if there has been a recent wild swing in temperatures.
If the rotting wood is mild—the paint is peeling, but the wood still feels firm—you can try sanding the area and applying a fresh coat of sealant and paint. If the rotting is a bit deeper, you could scrape away the rotted wood, apply a hardener, and fill the space with wood filler or epoxy. Severe rot, however, will need to be addressed by a professional. Severe rot is characterized by wood crumbling or falling apart, implying that the door's structural integrity is at risk.
To fix a warped door, you can try removing it from the frame, laying it flat, and placing heavy sandbags on it to even it out. It might take 24 hours or longer for the door to return to its normal position.
Over time, your door’s seals and flashing can deteriorate due to weather and general wear and tear. Cracked or worn-out seals and flashing won’t be able to provide an effective barrier against water coming from outside, and can lead to condensation build-up around the door frame.
Repairing the flashing is a simple DIY job. When you spot leakage or water damage that seems to be coming from the top of an exterior door, the source is usually either inappropriately sized or improperly installed flashing or a damaged seal. You can find the leak by spraying the door with a hose from the outside (with someone inside at the ready with a tarp or a wet-dry vacuum to prevent damage)—and inspecting your door’s weather stripping—to determine the moisture’s point of entry.
To repair the flashing, take the following steps:
Determine the type of weather stripping you need.
Remove the old flashing using the back of a hammer.
Take measurements and cut the new weather stripping to size.
Position the pieces tightly so that the material is compressed.
Hammer in nails 2 inches from the top and bottom, and then every 12 inches in between.
Like anything else, doors wear down with age. Over time, doors can crack and warp, allowing water to leak through them. If you know that your door is older, it could be showing signs of wear and tear, including water leaks.
An old door that is past its prime will need to be replaced. Most doors will last at least 20 years, with fiberglass doors lasting up to 70 years with regular maintenance. Your door’s lifespan will be dependent on many factors, including weather conditions, maintenance, and the application of sealant or coating.
You must call a professional door repair company if you notice signs of mold or mildew, see structural damage to the door, or need a complete door replacement for some other reason. If you also think that your roof and siding are the culprit behind your leaking door, you should call in a roofing professional to complete a thorough inspection. Leaks can go from minor problems to big problems very quickly, so unless you are sure you can identify the leak and repair it on your own, it’s always better to call in a specialist for a full inspection.
The best way to prevent a leak in your door or door frame is to inspect and maintain your doors regularly; add this to your recurring home maintenance checklist. At least twice a year, you should closely examine your door’s overall integrity, caulk any cracks or spaces, and install new weather stripping if needed. See any signs of damage, age, mold, or mildew, and call in a professional as needed.
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