You will get your kicks out of this flashing detail!

I have been accused of “talking through my hat” on occasion, and while not exactly in those words as relates to this discussion—it amounted to the same thing.

We are talking about “kick-out” flashings—and how important they can be.  Whenever you have a lower roof that runs into the side wall of the home, sometimes a kick-out flashing is required to divert water, that might run down the roof next to the wall, into the gutter---or at least so that it does not run behind the siding and into the wall structure.

One might be inclined to think these flashings are no big deal.  It is my experience that lots of builders would agree with you--based on how often I see them missing.  Current regulations require them to be installed because those code writers are actually pretty smart people.  They don’t typically just make this stuff up to justify their jobs.  Most building code requirements are the result of becoming aware of the need either because of obvious need or some lawsuit that has pointed out the “obvious need.”

Here is a picture of a kick-out flashing that I took at a recent inspection.

You can clearly see how any water that runs along the edge of the roof will be properly diverted into the gutter.

Now you might ask, “How much water can that be—does it really matter that much?

The answer to your question became very clear at a recent inspection—and a moisture meter or thermal imaging was not necessary to confirm that there was an issue.  Over time, and under ideal conditions, a LOT of damage can happen when they are missing.

This next picture is the first “clue.”  You can tell by all the peeling paint, water filled blisters and staining that bad things have been happening.

Can you see the water running out of where I poked the paint blister—at the top center of the picture?

The window, at the bottom left in the previous picture, is in a closet.  If you think the exterior is telling, these next pictures are of the inside of that closet.

If you are still not convinced as to the necessity for kick-out flashings here is a picture from the basement just below the closet.

So, the next time someone tells you that kick-out flashings are not required—where they are indeed required—you will know that they do not know what they are talking about.  That they are “talking through their hat” as my dad used to say.

 

Charles Buell, Real Estate Inspections in Seattle

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Seattle Home Inspector

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WA State, Home Inspector Advisory Licensing Board