Water Damage to Existing Homes
Water intrusion and its resulting damage is the main issue found in all buildings and is often the worst type and most costly to address. The best way to prevent this ongoing concern is proper construction practices and industry approved materials in that order since they are often overlooked or not professionally installed.
Let's talk about a $30 piece of flashing called a Kick-Out or diverter that if missing or not properly installed has caused millions of dollars' worth of damage to homes and buildings just like yours. Think of your own house where the last thing you want is your exterior siding getting exposed to water intrusion of the normal runoff from rainfall. It may not happen overnight but you could easily be facing an example like the one below which is completely hidden from view.
Example of Hidden Damage from Missing Kick-out Flashing
Diverters need to be installed at the junction of roof edges and the exterior siding, whether it is brick, vinyl siding, cement fiber or stucco. If not installed, water will slowly leak behind the wall regardless of the type of siding material and rather quickly and certainly over time will damage both the sheathing and the structural framing of the building.
Here is what it looks like.
Factory Made Seamless Kick-out or Diverter Flashing Cost $30
So why do builders ignore this critical device?
I've found that on any given job site, there are often multiple independent sub-contractors who are being paid by the job not by the hour. That means there are overlaps between other subcontractors or services who assume it is another contractor's responsibility to install the device.
Is it the siding contractor's responsibility? Is it the roofing contractor's responsibility?
The bottom line is that it really doesn't matter. If it is not there or installed correctly the area will most likely leak. Ultimately it is the general contractor who should supervise and coordinate with the sub-contractors to make sure it is properly installed and a good part of the time simply gets missed in the process. Over the years I have found multiple homes with either missing diverters and/or improperly installed flashing that can actually causes more damage by forcing water behind the siding materials.
Flashing Installation Instructions Mostly Hidden from View
Be advised! Because this omission is a direct result of faulty workmanship and not high winds, rain or storms, this type of damage is NOT covered under your homeowner's insurance policy.
So whether it is owning a home or inspecting an existing building, this issue requires an experienced and qualified inspector to evaluate flashing installations
to see they are properly installed and whether there could already be hidden damage. After all, regardless of the profession or trade, it's all in the details.
