Driving rain on brick wall = leaks
I have a 3 year old brick veneer house that gets small amounts of water in the basement only in a sustained driving rain. By small amount I mean less then a gallon total if it rains for 5-10 hours with the wind blowing. The water is coming in under the sill plate and running down the foundation wall.
I was the owner/builder / GC on the job and thought I made sure everything was flashed properly. The bricklayers used a heavy black vynyl (i think) flashing at the sill that was tucked under the Typar wrap. All seams were overlaped and sealed.
I believe the problem is the weep holes. Around here (Chicago suburbs) some builders use small pieces of rope at the bottom of the vertical brick joint on the bottom row of bricks to let the water out and keep bugs out too. Other builders leave one vertical mortar joint open every 2-3 feet open on the bottom row of bricks. They used the rope method with my house and I don't think it's letting the water weep out as planned. After a heavy rain I drilled a hole through a mortar joint next to the rope and water came seeping out. The rope pieces are small, maybe 1/4" diameter. Could this be the problem?
Can anyone recomend what should be done to fix this? Should I apply a sealant like this:
Or, should I drill out new weep holes every 2-3 feet?
Should I be worried about using a brick sealant in a freezing climate? The site listed above says:
"DEFY Water Repellent for Brick treatment is 100% vapor permeable, which allows the water vapors to escape. This reduces costly chimney repair such as spalling, scaling, deterioration, and freeze-thaw damage that results from trapped moisture when clear coatings and water sealers are used for waterproofing brick."