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I Call This An Architectural Flaw - And Poor Roof Design

By
Home Inspector with Jay Markanich Real Estate Inspections, LLC 3380-000723

Not understanding this and being frank, I call this an architectural flaw - and poor roof design.

We have:

1.  Lots of square feet of roofing surface.
2.  A steep roof on both sides of a long valley.
3.  The valley directs that water right at the house.
4.  There is faux stone.
5.  The gutter is small.

So, during a heavy rain we have hundreds of gallons of rushing water, hitting the corner of the house, and overwhelming a small gutter.

What happens when that happens?

Damage, and then, sooner or later, the water will make its way inside.

This house is only six years old.

Water hitting it is getting behind the faux stone, and behind the gutter and into the structure.

It has not made its way indoors yet, but it will!

What might a thermal camera see when the water begins coming inside?

It would likely see a little something very much like the image to the right.

Where was that image taken.  On an older house, with a similar roof arrangement, in someone's house you all know.  In the image you can clearly see the moisture, the studs and roof rafters, and drywall tape coming loose, literally falling down.

This problem would have been mostly, if not entirely, avoided IF the valley did not rush the water into the house, the gutter was larger and there was kick-out flashing at the edge of the house to divert water away from the faux stone and into the gutter.

There you go, to the right is another view of that leaky spot above, but with the Christmas Season color palette selected!

My recommendation:  sometimes problems on a house are set up in advance by architectural design or the translation of that design into a 3D structure by the builder on site.  No matter what, when that happens, other measures, different measures, have to be employed to resolve the issue.  In this case my suggestion above of a wider gutter and kick-out flashing would help.  Those things, however, will not solve the problem created by the many gallons of rushing rain water smashing into the house.

 

 

Posted by

Jay Markanich Real Estate Inspections, LLC  

Based in Bristow, serving all of Northern Virginia.

Office (703) 330-6388   Cell (703) 585-7560

www.jaymarinspect.com


Comments(41)

Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Your house had virtually the same problem, but was leaking Lenn.  This house did not have such convenient leaking inside!

Dec 22, 2013 10:03 PM
Than Maynard
Coldwell Banker Heart of Oklahoma - Purcell, OK
Broker - Licensed to List & Sell - 405-990-8862

Yep, I have a kickout on the front of my house. Had a good builder! (Me.  )

Dec 22, 2013 10:20 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

I had to add mine later Than!

Dec 22, 2013 10:25 PM
Marc McMaster
RE/MAX Centre Realty - State College, PA
Putting my clients before myself

A lot of times people don't realize how much water is created by runoff from a roof. 

Dec 22, 2013 10:40 PM
Chuck Mixon
The Keyes Company - Cutler Bay, FL
Cutler Bay Specialist, GRI, CDPE, BPOR

I guess sometimes we will have to live with design problems. Dont see any quick cheap solution to this one.

Dec 22, 2013 10:44 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Marc - a gallon of water is contained in an area 11"x19" and one inch deep.  So, during heavy rains, many hundreds or thousands of gallons of water can exit a roof.

There isn't Chuck.  My suggestions are okay, but really minimal.  They are not a solution.

Dec 22, 2013 10:49 PM
AJ Heidmann ~ CRS
McEnearney Associates, Inc. - Alexandria, VA
YOUR Alexandria & Arlington, VA Real Estate Expert

Jay - Great catch and it is one of the beauties of using an experienced home inspector with a catalog of past inspections to help them see the problems in front of them.

Dec 22, 2013 11:53 PM
Drick Ward Property Management / Broker Assoc
NEPTUNE REALTY - Virginia Beach, VA
"RealtorDrick" - Experienced Representation

I've seen many roofs just like this

Dec 22, 2013 11:54 PM
Robert Rauf
CMG Home Loans - Toms River, NJ

I bet it looked good on paper!  (see, you do need a home inspection even on a new or newer home!)

Dec 23, 2013 12:01 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

AJ - I see this so much it is virtually a common explanation to clients!  Once explained it is very understood.

Drick - it is the tract home curse!

And they are very often done, Robert, around here anyway!  And I often have more problems on new homes than on old!

Dec 23, 2013 12:02 AM
Dwight Puntigan
DRP Realty, LLC - Saint Peters, MO
Dwight Puntigan

On going water problems from drainage, etc may cost more and detract from property value more than any other single thing.  It is a trade off for those of us who like our green grass and deciduous trees.  We could move to a drier climate and see what the opportunities due to climate are there.

Dec 23, 2013 12:20 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Water is the killer of houses Dwight, inside and out.  I prefer water to the dry however.

Dec 23, 2013 12:30 AM
Kat Palmiotti
eXp Commercial, Referral Divison - Kalispell, MT
Helping your Montana dreams take root

Whoever designed that probably thought it looked great, but didn't give much thought to how well it worked.   Now that the problem is identified, it can be fixed!

Dec 23, 2013 12:44 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Water is always the most important, and sometimes most difficult, thing to control Kat.

Dec 23, 2013 12:58 AM
Peter Pfann @ eXp Realty Pfanntastic Properties in Victoria, Since 1986.
eXp Realty, Victoria BC www.pfanntastic.com - Victoria, BC
Talk To or Text Peter 250-213-9490

Hi Jay,

As always Excellent Blog and Tips, I really appreciate you sharing with us.

It is a very common "design" flaw but equally often overlooked by builders and inspectors.....

Happy Holidays and a Pfanntastic 2014

Dec 23, 2013 02:52 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Thanks Peter.  This is one of the most common things I see on roofs, and represents a problem sooner or later.

Dec 23, 2013 03:47 AM
Mike Cooper, Broker VA,WV
Cornerstone Business Group Inc - Winchester, VA
Your Neighborhood Real Estate Sales Pro

Jay, you are so right, it's a poorly thoughtout design. It doesn't take much water to make much work. Sooner or later it's going to be a problem. 

I hope you and your family have a wonderful Christmas!

Dec 23, 2013 05:09 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Thanks Mike.  Same to you all.  I have a blog out this morning about the Yule Log and left a link to someone else regarding my blog on the Christmas tree.  Enjoy!

Oh, yes, that roof is a problem!  Ask Lenn!

Dec 23, 2013 05:23 AM
Eric Middleton
Closer Look Property Inspections Inc. - Uniondale, NY
Professional Property Inspector

Jay -  In inspected a property similar to this, it was a huge commercial building with 4" gutters. I recommended installing 6" gutters and downspouts and proper flashing to handle the large volume of water, to their surprise their water and mold problem is over.

Dec 23, 2013 09:57 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Water works every time because of physics Eric!  And mold is the symptom of water where you might not want it!

Dec 23, 2013 08:07 PM