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Door & window flashing & sealing:
This article describes the proper flashing details for exterior doors to avoid air leaks, rot, decay, and energy losses at doors.
In this article series we discuss the selection and installation of windows and doors, following best construction and design practices for building lighting and ventilation, with attention to the impact on building heating and cooling costs, indoor air quality, and comfort of occupants.
We review the proper installation details for windows and doors, and we compare the durability of different window and door materials and types.
Page to photo: an entry door in Cannaregio in Venice showing the door bottom sealing insert panel used to block water entry at the door bottom during periods of aqua alta.
We also provide a MASTER INDEX to this topic, or you can try the page top or bottom SEARCH BOX as a quick way to find information you need.
Guide to Exterior Door Flashing Details
As detailed in Best Practices Guide to Residential Construction Chapter 3, BEST PRACTICES GUIDE: WINDOWS & DOORS:
Doors are flashed the same as windows on the sides andtop, and similarly at the sill. Clad door frames are flashedlike clad windows (see our window flashing illustrations below, Figures 3-13, Figure 3-15, Figure 3-16) and solid wood frames are flashed like traditionalwindows with brickmold (Figures 3-17 also below).
[Click to enlarge any image]
Figure 3-13: Installing Flange-type Doors or WIndows Over House-Wrap
Figure 3-15: Installing Flange-type Doors or Windows Before the House Wrap is Applied
Figure 3-16: Installing Flange-type Doors & Windows with Felt Paper
This article includes excerpts or adaptations from Best Practices Guide to Residential Construction, by Steven Bliss, courtesy of Wiley & Sons.
See WINDOWS & DOORS our home page for window and door information, and also
see WINDOW TYPES - Photo Guide for a photographic guide to window and door types and architectural styles.
Figure 3-17: Installing Doors & Windows with Brickmold Trim
Unless adoor is well-protected by a porch or large overhang, goodpan flashing at the sill is critical to prevent water fromseeping into the floor framing.
Doors leading to patios and decks are particularly vulnerable to wetting around the sill from splashback and, in cold climates, from snow buildup.
Pan Flashing for Exterior Doors & Windows - Rot below a Sliding Glass Door
Above: this aluminum sill for a sliding glass door was installed over the plywood subfloor of the author's New York offices in the 1970's. The carpenter used no pan flashing. Below our next photo shows the extensive rot that ensued.
Prefab plastic door pans typically come in three sections that are fused together at the required length with solvent-based cement. Metal pans require a brake to form and should be caulked or, preferably, soldered at corners.
In fact the absence of effective flashing at this 20-year-old sliding glass door (photo above) led to the need for a complete door, door jamb, and trim replacement on this Poughkeepsie home.
When the new door was installed we included a sit-built pan flashing and membrane flashing around the door for a more durable replacement.
Peel-and-stick membranes have becomeincreasingly popular due to their ease of use and flexibility.
Whether to use a metal pan, plastic pan, or peel-and stick membranes is a matter of personal preference as all work well (see Figure 3-26 below).
Figure 3-26 - above, flashing details above and below an exterior doorFigure 3-27 - above, pan flashing and threshold details below an entry door
Whatever material is used, all pans should have a damon the ends and along the inside edge
On the exterior, the pan flashing should lap over the deck or masonry flashing below. If forming a pan with peel-and-stick membrane, carry it up the sides at least 6 inches, and turn up the inside edge so it is held in place by the underlayment or finish flooring (Figure 3-27 above).
Also see
Window and Door Resources: where to buy window and door products
As noted in Best Practices Guide to Residential Construction Chapter 3, BEST PRACTICES GUIDE: WINDOWS & DOORS:
Manufacturers of Windows & DoorsWindows and Patio Doors
Door Manufacturers & Products Guide
Photo: an example of an exterior door exposed to weather that can get by with no pan flashing whatsoever. This metal door, installed in a soldiers and sailors monument in Brooklyn, New York, opens over a stone threshold that is yet another step above grade level.
Both the threshold and the step drain towards the exterior.
A modest angle-flashing affixed to the door bottom directs wind-blown rain down the door and out to the exterior. [Click to enlarge any image]
Industry Associations for Windows & Doors
-- Adapted and paraphrased, edited, and supplemented, with permission from Best Practices Guide to Residential Construction.
Reader Comments & Q&AQuestion:
(June 17, 2014) j bod said:
I have an exterior door out to a concrete slab. How should the door pan flashing be sealed to the slab? A bead between the flashing and the slab? Or, what is better? Thank you. Reply:
I use a sealant in that location to guard against drafts & insects.
Question:
(Oct 22, 2014) Ray said:
I have an exterior door that exits to a rooftop (flat roof with roofers felt finish). I used peel and stick flashing for a pan and the flashing is now on top of the exterior deck roof. What I didn't think of was: Flashing Tape For Window Installation
How do I cover the peel and stick flashing that is showing on the doorstep and the flat roof? Thanks,
Reply:
Ray, I may not have a perfectly clear understanding of your question, but most peel and stick flashing materials, similar to ice and water shield, will seal quite well around nails or screws so you can cover exposed peel and stick flashing with any suitable material that works in that location, such as a metal cap flashing under a door, wood trim nailed under a door threshold, etc.
You do want to pay attention to water routing: any flashing needs to be installed so that at its bottom edge it brings water out to the exterior of the surfaces being flashed.
...
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FLASHING on BUILDINGS - home
WINDOWS & DOORS - home
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Replacing a home’s exterior such as siding and window trim is a great way to improve its curb appeal and resale value. In fact, according to the 2018 Cost vs. Value Report put out by Remodeling Magazine, 76.7 percent of the cost to replace the siding is recouped upon resale.
Removing the old siding also gives homeowners the opportunity to improve the homes energy efficiency by adding a high-quality house wrap, like Barricade® Building Wrap, to the exterior of the home. When properly installed, house wrap protects a home against air and water leaks. When remodeling the exterior of a home, the correct application of house wrap around the existing windows and doors is particularly critical to preventing moisture and air intrusion and ensuring an energy-efficient, durable and healthy home.
How To Install Flashing Tape Around Door
Water- and air-tight windows and doors in homes and buildings is critical in stopping the accumulation of moisture in the wall system and achieving an energy-efficient structure. A buildup of moisture within a structures wall cavities is a serious problem because moisture can lead to wood rot (caused by fungi) and costly repairs. High moisture also leads to the growth of mold, which is unhealthy for the occupants of the building.
Unwanted air infiltration reduces the effective R-value of the wall assembly and reduces the air quality and energy-efficiency of a home or building. During an exterior remodel, correct installation of house wrap around existing windows and doors is essential to controlling unwanted air and moisture intrusion into the wall system.
What is House Wrap?
House wrap is a synthetic material that goes over the wall sheathing and behind the siding (vinyl, wood, stucco, brick, or fiber cement siding). A building’s first defense against air and water infiltration is the siding. House wrap is a building’s secondary defense against air and water penetration. House wrap is also the backup barrier that keeps water off the framing and structural sheathing and prevents air movement through the wall system.
A crucial attribute of house wrap is its microscopic pores that permit water vapor to pass through; however, the pores are too small for air and bulk water. Without these microscopic pores, moisture would accumulate in the wall cavity.
Installing house wrap not only helps create a high-performing building but helps the structure meet the International Building Codes (IBC) minimum requirements for exterior walls. According to the IBC 1403.2, exterior walls shall provide the building with a weather-resistant exterior wall envelope, including a manner to stop water from accumulating within the wall assembly by providing a water-resistive barrier behind the exterior veneer.
When properly installed, house wrap protects a building against air and water intrusions. House wrapping a structure creates an energy-efficient, healthy, and comfortable building.
Installing House Wrap Around Existing Windows
Properly installing new house wrap around existing windows and doors, in accordance to manufacture instruction, will reduce air and moisture intrusion and contribute towards a healthy, durable, energy-efficient home or building. Follow these steps to properly install wrap around windows:
More Techniques for Preventing Water Window and Door Leaks![]()
When properly installed, house wrap around a window or door can prevent moisture intrusion; however, there are several other techniques to stop water intrusion to the wall system near windows and doors.
How To Install Prehung Doors
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