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Old 09-03-2012, 11:51 AM   #1
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Do I need flashing between dwelling and garage?


Hello all.

Ever since I purchased my house we've had a slight issue with moisture and mold on the wall and the gable between the garage and the dwelling. Pictures included.

I've noticed there is no flashing or caulking between the dwelling (which is 1 story taller than the garage) and the garage. So, I think that driving rain gets under the siding and falling on the gable and on the wall of the garage.

When we moved in there was mold on the ceiling drywall on the garage. The appraiser or the previous owner cut out the moldy drywall and left it open (of course, I will replace the drywall but after the leak is fixed).

So the question is, should I put flashing between the dwelling/garage, do I caulk there or what? Shingles are new and were installed over original shingles.
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Old 09-03-2012, 12:19 PM   #2
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Do I need flashing between dwelling and garage?


There should be a flashing between the roof of the garage and the dwelling. Putting a new roof over the old makes it difficult what is there and the leak may have been there before the new roofing.

Ideally. the flashing should be under the house wrap (if there is any) to allow water to safely be shed on to the garage roof for further drainage down. Is there a moisture barrier Tyvek or similar behind the siding?

Siding is not really a moisture barrier, but only sheds the water downward. Wind and pressure differentials allow water to get behind the siding. Vinyl siding is notorious because it is loosely gaped and has slip joints for temperature changes. It is just "hung" from the structure.

All your photos just show the reslts of what has happened. Photos of the exterior from above would give additional information.

Dick

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Old 09-03-2012, 12:20 PM   #3
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Do I need flashing between dwelling and garage?


Call a roofer and cancel the check to your home inspector.
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Old 09-03-2012, 12:24 PM   #4
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Do I need flashing between dwelling and garage?


It needed step flashing and counter flashing.
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Old 09-03-2012, 03:37 PM   #5
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Do I need flashing between dwelling and garage?


Quote:
Originally Posted by Windows on Wash View Post
Call a roofer and cancel the check to your home inspector.
Well. I actually passed on the inspection because we got into a bidding war. I will definitely look into flashing.

Thanks guys.
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Old 09-05-2012, 08:46 AM   #6
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Do I need flashing between dwelling and garage?


agree, your missing the proper flashing, friend went though the same thing with his addition. the builder put a flashing but the roofers put the shingles under it, leaked for years, he reroofed it and sent me a picture of there work, told him to go over it and hasnt had any problems.
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Old 09-11-2012, 04:23 PM   #7
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Do I need flashing between dwelling and garage?


So should I pop some shingles off, install flashing and then reuse the shingles?
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Old 09-11-2012, 04:29 PM   #8
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Do I need flashing between dwelling and garage?


Quote:
Originally Posted by Anchorman View Post
So should I pop some shingles off, install flashing and then reuse the shingles?
How about posting a few pictures from the outside so we can see the whole area, roofing and siding.
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Old 09-11-2012, 05:37 PM   #9
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Do I need flashing between dwelling and garage?


+1

Best to use new or at minimum hand seal the old.

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