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Window flashing help

I'd appreciate any advice you all might be able to give me on an issue we're having with the windows/siding in our home. It's a 1998-built home with vinyl siding. We recently discovered that water was coming into the house from the top of our window frames on several windows and from the bottom of the glass panes on two of them. After having a few different contractors come out, we've discovered that the windows were not flashed properly when they were installed and there is no housewrap between our siding and the wall of our house. We have been given a few different options (with varying costs, of course) and I'd appreciate some advice on the cost/benefit analysis of these:

Option 1: Retrofit z flashing above every window and door in the house. Apply the z flashing directly to the wall (plywood) with window tape. No housewrap installation.

Option 2: Remove the siding a few feet above and next to each window that is leaking. Install housewrap and flashing only to the areas directly above and next to the leaking windows.

Option 3: Remove all the siding off of two sides of the house (where the windows are leaking). Housewrap only those two sides of the home, flash all windows properly.

Option 4: Completely replace/wrap/flash the entire home.

The fourth option is almost prohibitively expensive. Do you all think one of the less extensive fixes might work?

Thanks in advance for your input.

Re: Window flashing help

5- As funds and time allow, wall by wall; Remove everything , replace rotted plywood, properly flash, add housewrap, then re-install.

Re: Window flashing help

Go with option 1 or 5. Option 1 isn't the proper solution but it will stop the window damage and delay the problems you're going to have with water in the wrong place in the future (rotted sheathing). Prior to the advent of Tyvek many homes were built this way. You shouldn't have an option 4, if removed carefully the siding can go right back where it came from although you may need to replace some J-channel if it can't be pulled without damage.

If you're going to fix this you might as well do it right with full Tyvek and proper flashing to today's standards, then your home will be as good as new and remain that way for as long as is possible. Doing something 'half-way' never has a good outcome so go all or nothing.


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