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-   -   Water leak? Broken chimney stucco at gutter (http://www.diychatroom.com/f19/water-leak-broken-chimney-stucco-gutter-80130/)

mrken 08-31-2010 03:39 AM

Water penetration? Broken chimney stucco at gutter
 
I am planning to buy a house in rainy Vancouver, BC, but found a potential problem.

The chimney stucco at the end of the gutter is broken, revealing the wood beneath:

http://www.mrkenneth.com/V836555/chimney1.jpg

The metal roof flashing appears to lead water into the wood beneath the stucco:

http://www.mrkenneth.com/V836555/chimney2.jpg

Water appears to have damaged the stucco immediately under the gutter:

http://www.mrkenneth.com/V836555/chimney3.jpg

How should this be repaired? What kind of cost would I be looking at?

Thank you!

P.S. Subject removal date is tomorrow...

kwikfishron 08-31-2010 06:21 AM

That’s a bad detail and the fact that I see wood exposed and no felt even worries me more.

Stucco and tile roofs are not the best choices for wet climates.

About the only stucco you see here in Oregon is on the Mexi Restaurants.

Tom Struble 08-31-2010 06:30 AM

that looks nasty but i see that very often:huh:

itsreallyconc 08-31-2010 08:13 AM

odd as i think tile roofing's a GREAT choice for wet climes,,, good thing i'm not a roofer, huh ? :huh: easy fix - we'd get $ 500/$ 700 here in atl but there's jabonies who'd do it for $ 300

jomama45 08-31-2010 08:38 AM

Quote:

Originally Posted by kwikfishron (Post 493650)
Thatís a bad detail and the fact that I see wood exposed and no felt even worries me more.

Stucco and tile roofs are not the best choices for wet climates.

About the only stucco you see here in Oregon is on the Mexi Restaurants.

Exactly what I noticed as well.

How old is this house?

mrken 08-31-2010 03:47 PM

Thank you all for the quick replies!

The house is 15 years old.

Most new homes built in Vancouver use tile roofs nowadays, but then we are famous for our leaky condos...

So damaged stucco where the gutter meets the wall is not a rare occurrence?

Does the wood underneath appear to be damaged? Does the water mark below the gutter suggest that serious damage has already occurred?

Is this crack a result of damage from water penetration, or something unrelated?

http://www.mrkenneth.com/V836555/chimney4.jpg

kwikfishron 08-31-2010 05:19 PM

You’re looking at buying this house. You see some broken stucco and want to know what's involved in fixing it, great.

What I’m seeing is bare wood behind the broken stucco. That sets off HUGE red flags for me.

We should be seeing black felt not wood. Any water entering at that spot is running all the way down the wall. I also see a crack on the front, that’s a probably leak as well.

Where the roof hit’s the wall is a critical junction and seeing wood exposed there makes me suspicious of the whole installation.

Have you had this house inspected yet?

mrken 08-31-2010 05:46 PM

Thank you kwikfishron for the explanation!

Yes, the home has been inspected along with a thermal imaging scan. The inspector found no moisture problems from the interior of the house. However, it has been a very dry summer in Vancouver with only brief rain before the inspection.

The exposed wood concerns me too... I am not sure whether the stucco was damaged recently or during construction...

kwikfishron 08-31-2010 06:31 PM

If your home inspector looked at that and said “all is good” then you have the wrong inspector.

Did the realtor recommend him?

mrken 08-31-2010 06:42 PM

I do not think the inspector noticed the damaged stucco. He said that he does not like to walk on the concrete tile roof for fear of damaging it.

I "interviewed" several inspectors via email and settled on him. I did not use a realtor-referred inspector. He spent around 3.5 hours in and outside the 2100 sq ft home including the thermal imaging scan. He did note some problems with incorrectly sloped flashings resulting in water pooling.

kwikfishron 08-31-2010 06:56 PM

Don’t know what more to tell you.

You noticed it without walking on any tiles.

I’ll let the others weigh in.

itsreallyconc 08-31-2010 09:20 PM

far's i'm concerned, ' home inspectors ' have about as much bona fides as basement waterproofers :laughing: even fewer of those guys own cougar paw boots, either !

Tom Struble 08-31-2010 09:51 PM

its not surprising that its cracked there whats surprising is there is no kickout flashing there...ah that's not surprising either:no:inspector should have at least seen that


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