Roof Leak

[colyaz]

We have a roof leak problem, which is difficult to describe, without perhaps a photograph or diagram, but will try my best to describe and will appreciate if someone in this forum can give their opinion or other resources to refer to.

We have a relatively new 2 story house(Built july 2002). The roof from the garage abuts at a steep angle(I believe 35 - 40 o) to a upright side wall to upper bedroom. Due to peculiar configration of the roof, it has a valley that runs down and ends against the side wall (of the upper bedroom) at an angle instead of running clear (Apparently some roofer call it a death valley).

Problem. There is a water leak from where the valley ends against the side wall and percolates into the wall joining the garage and living room downstairs. The only sign of this downstairs is rotting of the wooden floor in the corner adjoining the wall.

At least 2 roofers we had this inspected to get repairs, believe they can only repair the affected area on the roof temporarily, as this is a construction/design defect where the valley should never end against a wall and leakage occurs due to gush of water hitting that area as against a valley that flows clear off the roof.

Now we are not sure if we should get this repaired (even temporarily) by the roofers or should contact builders/designers to to find out how to get it fixed permanently.

Any advice will be greatly apreciated, thanks

I will plan on taking a digital snap of affected area and attatch here soon.

[Cole]

A pic would help out a lot.

The sooner you get us a picture the more we can help you.

[giddonah]

I'm thinking of putting in a downspout right there that runs through the structure to carry the water out where it can drain properly. You'd have to make sure that no debris got in there since it would be a major pain to get to.

I'm just throwing wild ideas out though. :wink:

[grumpydasmurf]

Problem. There is a water leak from where the valley ends against the side wall...

At least 2 roofers we had this inspected to get repairs, believe they can only repair the affected area on the roof temporarily, as this is a construction/design defect where the valley should never end against a wall and leakage occurs due to gush of water hitting that area as against a valley that flows clear off the roof.

Yes this is a very common problem, and yes this is also a very common design flaw :)

Yes it can be fixed temporarily but I know how to fix it permanently... How much $$$ ya got? ;) Just kidding!

A photo will help, but to fix this PERMANENTLY can be done a few ways actually.

Remove the roofing, assuming it's shingles, in the entire dead valley and up to the wall. Remove the wall cladding, assuming it's some type of siding. Install Ice and Water shield in the entire torn off area, including the wall! Grace Ice and Water Shield is preferred. www.graceathome.com

If it were my house I would install a copper flat seamed roof in this dead valley also called a pocket. The copper would wrap up the wall at LEAST 18", and the ice shield should wrap up the wall at least 2'. Copper is very expensive and very loooong lasting when installed properly. Then re-install the siding. The copper is your water proofing, and the ice shield is your insurance.

You could get away with re-shingling the roof area also, you'd still want the ice shield 2' up the wall. The ice shield is your water proofing and the shingles there to protect the ice shield.

[grumpydasmurf]

BTW if you are any where near the Chicago area or suburbs, send me an e-mail ;) :)

[colyaz]

Thanks for your advice and seem your solution for permanent fix seem reasonable.During htis period, we have it fixed for now,I believe is temporary. I will save your advice, as this will likely come up again in 2-3- yrs. By the way, I did take th pictures and sent them as attachment, I believe probably did not go through.

[grumpydasmurf]

If ya sent them to me, I never got them.

[Dragon]

A better solution would be to reframe the area and get rid of the dead valley entirely.

That is what I have always done.

Any time I have framed a house and one was on the plans I changed it.

Stupid architects...

[colyaz]

That will be ideal, although more expensive. We have the roof repaired temporarily for now. Will have to think of permanent solution in future, thanks for your advice