Kick Out Flashing - Always Best Practices

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

Some roofers recently went through our neighborhood telling everyone they had hail damage on their houses and that this "company" would make the case for them with their insurance company and they would only pay a deductible for their roof.

It worked.  A lot of people had their roofs replaced.  I won't go into all the negative ramifications of companies that do stuff like that, or the people who fall for it.

But I knew I did not have any hail damage.  But my roof is 14 years old.

So I had a good friend and roofer, Steve Gotschi, look at it.  I have known Steve for about 15 years and have referred him all that time without anything but good feedback.  Trusting people enough to refer them to clients makes my personal referral list very, very short.  Steve I trust.  He looked at the roof, suggested some tune ups*, and I had him come out.

I was interested in two things in particular - two sky lights, which looked okay to me but I wanted another pair of eyes to look at them, and two areas where my builder did not put up any "KICK OUT" FLASHING.  In one of those spots some water was getting into my house, said my trusty thermal camera.  What this flashing does it help divert, or prevent, water at the bottom of the roof from getting into the end cut of siding behind or beside the gutter.

Steve had never heard the words "kick out flashing!"  Interesting!  That is the only term I hear used by home inspectors!  So I sent him a diagram and he emailed back saying I wanted "diverter flashing."

So, is it a sub sandwich or is it a hoagie!?

You can see how instead of kick out flashing my builder put caulking over the gutter to "keep the water out."

This is not

Best Practice

Not by any measure.

You can clearly see how water was getting behind the gutter, and also behind the siding as some was getting inside.

What to do?  Install a kick out!

Can you see it?

He gently cut the siding and inserted a small, bent piece of step flashing, cut to fit.

It goes under the siding up one course of shingle.

It is "glued" in with roof tar.

And the side, and siding, is protected from leakage with an elastomeric caulking.

Elastomerics are the caulks that say 40 year, 50 year guarantee.

They have the ability to expand and contract with serious heat/cold changes.  It is an excellent caulking, not terribly expensive, and the best practice for this application.

It has rained heavily twice since.  My thermal camera says no water penetration!  So I am satisfied.

THAT REPAIR, SIMILARLY DONE IN FRONT AT THE OTHER SPOT, WILL LAST A VERY LONG TIME.  CERTAINLY FOR THE NEXT 5 OR 8 YEARS, THE EXPECTED LIFE SPAN LEFT FOR MY ROOF.

My recommendation:    A roof tune up never hurts!  Not expensive, Steve says this tune up probably extends the life of the roof 3-5 beyond what I might have otherwise gotten.  I'll take that!

* What did my roof "tune up" include?  Replacing a section of shingles disturbed and partially blown off during the hurricane, which conveniently happened just before Steve's visit, replacing the three cracking plumbing penetration sleeves, tacking down better and capping the ridge vents, putting back a slightly loose gutter end, examining the roof generally and putting in my two kick outs!

 

 

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 (53)

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

It is a sub to me too Gary!  But, I don't care what they call it, so long as it's good!  You are right, and thanks!

Christine - has he tried duct tape?  It comes in different colors now...     ;>)

Richie - these siding guys made other mistakes, which made it hard to do other things when necessary.

I'm glad I do too Mike.  And yes, the builders will cut corners anytime they can!

Oct 28, 2011 01:45 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

I know Robert.  I got the vibe and took advantage of my photo in response.  And thanks!  Heck, I see a lack of kick out every day practically!

Wayne - 14 years is about time for a roof tune up!  Kind of like the 7th inning stretch!

Terry - good to know on the word.  And you have the sandwich thing covered both ways!  I like the barbeque out there too...  you do call it barbeque, right?

No Jim.  It expands and contracts when you breath.

I think.

Oct 28, 2011 01:49 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

That's the way it should be Jennifer!  And glad you did today!

Reba - you can use water diversion in any way you can out there!  My son lives in Maple Valley.

Ben - he is a good guy and a good contractor.  The best combination.

Joetta - wow, that is a lot of roofing!  I bet insurance rates reflect that, in a big way!

Oct 28, 2011 01:51 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Charlie - things change builder to builder.  I could recommend kick outs on virtually every inspection!  You get those copper guys out there too?

Rosalie - for all I know, it's the same company!

Glad you liked it John.  And thanks!

Guaranteed for one year, right Don?  And it's interesting that a bona fide, long-time roofer did not know the term!

Oct 28, 2011 01:53 PM
Joan Valverde
HomeSmart - Colorado Springs, CO
GRI,CDPE,CNE,MRP,SRES Colo Sprgs, Blk Forest, Monu

Jay, thank you for your good information.  My roof is about 11 years old, so I had a roofer look at said there was some damage, get the ins. company to look at it.  The ins. company came out and said just a little damage, and wrote  a check on the spot.  WE were really not happy with ins, guy, so had another roofer, one we really trust, and he found all kinds of damage.  UGH... now he and ins appraiser will be up on our roof again.  We will see how it turns out.  Roofer sent 71 pictures of damage, and the insurance guy thinks we are nuts. 

Oct 28, 2011 03:01 PM
Lisa Dunham
Alexandria, VA
Associate Broker, Alexandria Virginia Real Estate

Great information Jay!  I know very little about roofs so I really appeciate the insight!

Oct 28, 2011 03:09 PM
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

You can not underestimate the value of flashing. You don't know its value until it is missing or done incorrectly Jay.

Oct 28, 2011 07:02 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Joan - maybe he thought that by writing the check he could be done with what may have been worth more?

Lisa - well, climb up there and look around!  Send me some photos and I'll tell you what you are looking at.  Actually, glad you learned something and please stop by any time!

But you really can send me photos of your roof any time...     ;>)

Tom - so often on new construction I find where it is missing, not glued to brick, no counter flash ... well, it goes on!

Oct 28, 2011 10:27 PM
Barbara-Jo Roberts Berberi, MA, PSA, TRC - Greater Clearwater Florida Residential Real Estate Professional
Charles Rutenberg Realty - Clearwater, FL
Palm Harbor, Dunedin, Clearwater, Safety Harbor

Since I never go up there, I have no idea what anything looks like but you always provide so much good information on WHY a fantastic home inspector is needed. I have one that I rely on but if you ever move down here, LET ME KNOW...........having TWO great inspectors would be awesome!

Oct 29, 2011 02:00 AM
Ginny Gorman
RI Real Estate Services ~ 401-529-7849~ RI Waterfront Real Estate - North Kingstown, RI
Homes for Sale in Southern RI and beyond

Love this suggestion and will look into it...sounds like a great product!

Oct 29, 2011 04:03 AM
John J. Woods
Big Dog Press, LLC - Winder, GA
Going where no man has gone before - wouldn't you?

 

     Very difficult to tell by the picture, but it looks like the siding was actually cut around the end of the gutter, as if the sided wall was added on after the section of the building with the guttering.  Either way, the flashing does not appear to be the right type nor to have been done correctly to begin with.

Oct 29, 2011 07:07 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

I don't know that we ever will Barbara-Jo, but is the water really clear?

Ginny - if you mean the caulk, it is!  The flashing is just a piece of step flashing.

John - there was no flashing.  That is the piece the roofer added for me.  He did cut into the siding to fit it up behind and over the previous shingle.  You can see how water used to drip behind, and also some got inside the house.

Oct 29, 2011 08:46 AM
Randy Ostrander
Lake and Lodge Realty LLC - Big Rapids, MI
Real Estate Broker, Serving Big Rapids and West Central MI

Good afternoon Jay. Took me a few minutes to see the step flashing but I see where it would come in handy. I still want to pick up one of those thermal image camera.

Oct 29, 2011 09:16 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Randy - my last four inspections were with the camera.  I just came from one where I diagnosed a problem in 5 minutes, where a roofer, siding guy and window guy have trying to figure it out for nearly a year.

Oct 29, 2011 09:30 AM
Joetta Fort
The DiGiorgio Group - Arvada, CO
Independent Broker, Homes Denver to Boulder

Yes - insurance rates do reflect it in a big way. In fact, in the year or so after a big storm some insurance companies pull out of the state, and the big companies are always threatening to stop insuring roofs. I live in a smallish town, and I remember a news story after a big hail storm announcing that the City had issued 20,000 permits for new roofs 'so far'. And considering many still don't bother with permits, that's a lot!

Oct 30, 2011 03:41 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

For sure Joetta.  Insurance rates are based on very specific actuarial tables and statistics.  Once those statistics are blown out, they have no choice but to change, or pull out.

Oct 30, 2011 06:25 AM
Reuben Saltzman
Structure Tech Home Inspections - Minneapolis, MN
Delivering the Unbiased Truth.

You're definitely right with your terminology, Jay.  Here in Minnesota, we actually define "Kick-Out" flashing in the building code.

KICK-OUT FLASHING. Flashing used to divert water where the lower portion of a sloped roof stops within the plane of an intersecting wall cladding.

https://www.revisor.mn.gov/rules/?id=1309&view=chapter#rule.1309.0202


Nov 01, 2011 03:11 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Well, Reubs, the terminology isn't as important as the divertificationfyingoutkicking.

Nov 01, 2011 08:28 PM
Erby Crofutt
B4 U Close Home Inspections&Radon Testing (www.b4uclose.com) - Lexington, KY
The Central Kentucky Home Inspector, Lexington KY

Had one last summer or maybe the summer before where the missing flashing, over 12 years, had ruined the wall and floor framing underneath.

By the time it was fixed, $18,000 was in the contractors pocket.

Pull siding in three places, replace studs, sill plates, rim joists, sub floors and fix the other moisture damage.

All for the lack of three little pieces of metal installed in the right place.

Nov 02, 2011 07:05 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

That's how it works Erby.  All the time.  Franklin said it best, a stitch in time, saves nine!

Nov 02, 2011 07:35 AM