leaking addition

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  #1  
Old 01-07-00, 04:03 PM
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We just bought a house in July. One of the big selling points was the playroom the previous owners had added on in the back of the house. One week after moving in the ceiling sheetrock fell in, and it has been leaking ever since. The contractors we had look at it all said we needed to rebuild the roof at a greater slope, so the rain can't seep under the shingles. We have also looked into putting a tin roof over the existing roof. Now, when it rains, water not only leaks from the ceiling, but it runs down the back wall. I assume the water is running along the sheetrock and puddling up at the lowest point then seeping through the rotting sheetrock. Could the studs and other structural wood be rotting in the back wall? And, might we have to just tear down the playroom and rebuild it correctly?
 
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  #2  
Old 01-08-00, 04:19 AM
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Hi, well I will assume that the play room was added as an extra room and is abutted to what was an outside wall, if it was just added on as an extra room the problem seems to me to be the flashings between the new roof and the old house wall, if water is getting in here then it will run down the joists and start dripping, so the main problem could be here, because the wall in side the room was an old external wall water may have been in here for a long time but because it was outside it was not noticeable, but now it is internal it is??, so my first guess is to remove the internal ceiling and rock wool and wait for it to rain to see if it is coming in at the wall joints and running down the joists, this could save you a lot of money if I am correct as all that would need to be done is to put the flashings in deeper into the wall and possibly fit cavity trays inside the wall above the roof line on the wall although this has to be done by a professional contractor, I hope this helps a little, Handyman

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  #3  
Old 01-08-00, 06:14 AM
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dncjordan:
Handyman is probably correct. Sounds like a flashing problem to me also. I do though have reservations about the information given you by contractors. You can have perfectly good roofs that have almost no slope. You just put seal coat on the roof before shingling. Chances are the framing and joists are not rotted out. One thing about the flashing, is that it needs to go back up under the existing siding about 1 1/2 inches. Maybe also the flashing goes under the existing on your addition. this is a no no. I suspect a flashing problem.
Good Luck

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Jack the Contractor
 
  #4  
Old 01-11-00, 11:02 PM
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The problem that you have mentioned is leaving out one
important factor ==>

Does the roof of the new room butt up to the
siding as it would if you have a two story home?
Or, does the roof of the new room butt up to the
existing roof?

If it butts up to the existing roof, how is it "tied in."
I agree with Jack the Contractor in that if it goes up to
siding, the flashing must go up under the siding and down
over the roof. I agree with Handyman to the extent
that you should remove the wet material and check to see
if there is any rotted wood that will need to be replaced,
any mold that needs to be removed, and to let the wet wood
dry out. But, your problem is not on the inside, it is on
the top side.

The other concern that I have is that you have not told
us what kind of roofing material you have on that roof
nor have you told us the pitch. I am presuming that you
have a fairly flat roof. If this is the case, you should
not be using "three tab shingles" without first mopping
on at least two layers of 90 lb roofing felt. The best,
however is to have a contractor insall a one piece rubber
membrane. This is alright if the roof goes up to the
siding. If, however, the roof goes up to an existing room,
the membrane may be used but beware that you will now have
two dissimilar roofing materials and they "move" differently
and may not seal.

I suggest that you get a roofing contractor out there and
see what you have as to the connection of the two roof
surfaces.

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Clifford A. Olson, Home Inspector
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or go to http://www.caolson.com/ac-home-inspector/

[This message has been edited by AskTheInspector (edited January 12, 2000).]
 
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