Leaky roof- Water getting in behind Step flashing and Jchannel?!

[JEDI]

I live in a townhouse. i saw a water stain on my ceiling, and called a roofer.

He said my neighbor's rake (wood) on the roof is rotting. water is getting behind the rake, onto my step flashing, and into my house.

I didnt understand what's he's talking about. Isnt step flashing designed to stop water from coming into the house? he tried several ways, but i couldnt grasp what he was saying.

anyway, cost to replace 6' of rotten wood on the rake, caulk at jchannel, and paint is $549.

1) What's a jchannel?

2) And can someone explain better how water's getting into my house if there's rotten wood on my neighbor's roof?

THX!

Update:
Roof1
Roof2

the roofer is the guy that took the pics. I dont have a 32' ladder, nor am i brave enuf to climb up there even if i had one.

He said water is getting behind her rakeboard, and leaking into my house.

But how can that be? water is going behind her rakeboard on her side of the house. i have step flashing and a j-channel. how does it get into my side?

 

[zixxer]

Originally posted by: JEDI
I live in a townhouse. i saw a water stain on my ceiling, and called a roofer.

He said my neighbor's rake (wood) on the roof is rotting. water is getting behind the rake, onto my step flashing, and into my house.

I didnt understand what's he's talking about. Isnt step flashing designed to stop water from coming into the house? he tried several ways, but i couldnt grasp what he was saying.

anyway, cost to replace 6' of rotten wood on the rake, caulk at jchannel, and paint is $549.

1) What's a jchannel?

2) And can someone explain better how water's getting into my house if there's rotten wood on my neighbor's roof?

THX!

Probably has a lot to do with your neighbors house being physically connected to yours... lol

 

[RKS]

I believe the flashing should go under the J-Channel and it IS supposed to stop water from getting inside. I though the J-Channel was to provide a conduit for rain/water run-off but I haven't Googled anything.

I would ask the neighbor to fix your roof.

 

[cliftonite]

Arent repairs outside the townhouse covered by the manitenance fees that you have to pay monthly? (not sure just asking)

 

[HomeBrewerDude]

Originally posted by: JEDI
I live in a townhouse. i saw a water stain on my ceiling, and called a roofer.

1) What's a jchannel?

2) And can someone explain better how water's getting into my house if there's rotten wood on my neighbor's roof?

THX!

I've always assocatied a J channel as something that is used to connect two panels of siding, but perhaps in your case there is some vertical flashing joint that the roofer is talking about?

http://www.taunton.com/finehomebuilding/pages/h00110.asp

Water flows downhill. If your neighbor's roof is leaking then it must be uphill from your part of the structure.

Sounds like the water might be getting under the shingles on your neighbors side, seeping and draining under the rake, then going behind and under the flashing and then into your house.

More information about the configuration of the roof line would be helpful.

 

[iamwiz82]

Do you have a photo of the roof? Perhaps a drawing?

 

[Strk]

He could probably do it himself for $100 or so.

 

[AbsolutDealage]

OP, call your association and your homeowner's insurance agent. If it is your neighbor's fault, he will end up paying for it in the end.

 

[IronWing]

Do argue with your condo association and neighbor about who should pay but don't let the discussion delay getting it fixed. Water damage will cost alot more than fixing the roof will.

 

[cavingjan]

Just to point out that a townhouse is not the same as a condo. HOA are usually not restonsible for repairs on a unit. (Note: HOAs for townhouses are a fraction of the HOAs for a condo.)

I would talk to your neighbor. Its his wood that is rotting and he needs to take care of it. Usually you cannot repair something that is not yours.

 

[flamingelephant]

take a pic and PM to me...
one of the damage, one of the roof above, and any others about what he is talking about (anything upslope of the damage area on the roof) and I'll tell you what is wrong and how to fix it or how much is SHOULD cost

 

[Squisher]

I had a roofer out under my home warranty. When he came out took a lot of really nice pics of what was wrong and what he did using a cell phone camera. I really appreciated that.

I'm sure as hell not crawling up there.

 

[JEDI]

Update:

Roof1
Roof2

the roofer is the guy that took the pics. I dont have a 32' ladder, nor am i brave enuf to climb up there even if i had one.

He said water is getting behind her rakeboard, and leaking into my house.

But how can that be? water is going behind her rakeboard on her side of the house. i have step flashing and a j-channel. how does it get into my side?

 

[Lumathix]

Not really sure what the roofer is refering to when he says J-Channel. J-Channel is used at doors and windows. From what I can tell, the problem here is with your builder. The area where the "rake board" is installed, isn't flashed properly. Flashing in this case should be installed, so that the bottom of it is on TOP of the shingles, and sloping down with the roof so when water runs off the top of the roof, down the side of the "rake board" and onto the flashing, it then rolls off the flashing, follows the pitch down the roof and hits your gutter system. The problem is, it wasn't installed properly, maybe the top of the flash shape wasn't sealed, and water is getting behind it, and in turn is getting behind the wood on the rake. Also, I dont know if you're aware of this, but in Roof2, you're missing shingles on your ridge vent. Did someone remove them for some reason?

 

[Scarpozzi]

Homeowners insurance FTW!!! You should be able to make a claim about the water damage and tell them that it was caused by your neighbor's house....

 

[j00fek]

thats too close for comfort by me

 

[Lumathix]

Originally posted by: Scarpozzi
Homeowners insurance FTW!!! You should be able to make a claim about the water damage and tell them that it was caused by your neighbor's house....

This is not technically correct.
From the looks of the pics, the damage was caused because the flashing at his roof was not installed properly, or not at all, at least in the area in question. His neighbor's roof system seems to work fine, the problem lies with the flashing at OP's roof.

However, I do agree HOA should be contacted.

 

[JEDI]

Originally posted by: Lumathix

Originally posted by: Scarpozzi
Homeowners insurance FTW!!! You should be able to make a claim about the water damage and tell them that it was caused by your neighbor's house....

This is not technically correct.
From the looks of the pics, the damage was caused because the flashing at his roof was not installed properly, or not at all, at least in the area in question. His neighbor's roof system seems to work fine, the problem lies with the flashing at OP's roof.

However, I do agree HOA should be contacted.

hm.. after more reading, it looks like the flashing is only 2" up the side. it looks like the rotten area of my neighbor's rakeboard is 4" above. (see pic from my OP)

Does that sound right?

 

[bctbct]

Originally posted by: Scarpozzi
Homeowners insurance FTW!!! You should be able to make a claim about the water damage and tell them that it was caused by your neighbor's house....

this is a can of worms you do not want to open

 

[Insane3D]

This sort of thing happens because cars aren't speed limited to the speed limit.

 

[iamwiz82]

Originally posted by: JEDI

Originally posted by: Lumathix

Originally posted by: Scarpozzi
Homeowners insurance FTW!!! You should be able to make a claim about the water damage and tell them that it was caused by your neighbor's house....

This is not technically correct.
From the looks of the pics, the damage was caused because the flashing at his roof was not installed properly, or not at all, at least in the area in question. His neighbor's roof system seems to work fine, the problem lies with the flashing at OP's roof.

However, I do agree HOA should be contacted.

hm.. after more reading, it looks like the flashing is only 2" up the side. it looks like the rotten area of my neighbor's rakeboard is 4" above. (see pic from my OP)

Does that sound right?

IMHO, the flashing is correct. The flashing is going up behind that (vinyl?) siding below the rakeboard. The problem is that the rakeboard is so rotted that the water is getting behind everything.

http://www.civil.uwaterloo.ca/beg/Drawings/Wall_files/APA_wall-roof_flash-1.gif

And I am sure the J-channel he is referring to woudl go on that vinyl, like this link: http://www.taunton.com/finehomebuilding/media/h00110_09.jpg

 

[bctbct]

That is a unusual roof construction. At first glance I see all the rotten wood but then I wonder if it could be letting very much water in.

I would approach the neighbor and ask them to fix it since its on their roof.

If they refuse I would seal all the cracks with 100% silicone (neighbor will hate you when they repaint), but so be it.

If that does not stop the leak look elsewhere.

Try a different roofer.



edit, replacing the wood without redoing the flashing is a temp. solution.

 

[flamingelephant]

sorry about the delay in responding.... your shingles look fine, actually fairly new. I'm surprised that the fascia board up there isn't covered by a metal fascia piece thought, especially since its butted right against that lower roof. MY suggestion would be to install roof edge and metal fascia on your roof, and tar the living sh!t out of the joint between the board and the lower roof. In reality, there should be some kind of a flashing from a metal fascia board to the lower roof, but that would mean mucking around with the lower roof, which my understanding is isn't yours...