patio cover flashing

[ricky01225]

I hired a contractor who specializes in patio covers it cost about $12k. After going through some heavy rain here in NorCal we get water dripping across the entire length of the stucco wall under the patio cover. Even though it is caulked pretty good the contractor didnt install a flashing on top of it. Is this something he was suppose to do? Is it code to install a patio cover without flashing? Is this something I can do my self? Who would I call to install if needed? We would have to remove the patio panels to do it? Thanks for all your help!

 

[oldognewtrick]

to House Repair Talk!

Can you provide a pic of the area above and below the cover where it's leaking? Also. how long has the unit been installed? In your installation contract, did it specify that any kind of flashing would be installed?

 

[slownsteady]

Have you tried contacting the installer / contractor? What was the response?

 

[user 4883]

Patio cover? Is this like a "sunsetter awning"?
Pics would be very helpful.

 

[Snoonyb]

The pitch, how steep, your roof is, will determine if this is a DIY project.

However, on the truly left coast, unless otherwise specified, the labor and installation warranty should be 1yr., the specifics of which will be in your contract.

 

[ricky01225]

here are some pics and my contract. the contractor said "waterproof" your stucco and that should solve everything. then i started calling painters and contractors and they're are like "we dont do that" Then I called a stucco leak specialist and he said you need cut out the stucco 16 inches above install a ledger board onto the framing use a metal z bar flashing and that could cost like $7-$8K. And now Id don't know what to do...

 

[user 4883]

what type of roofing material is on top of the porch cover?
What do you mean by "not know what to do"? Do you not understand what the stucco specialist is saying or you don't know how to proceed with what he has told you?
I'm thinking you could install some flashing and catch it with simple gutter material and do a controlled drain of to one side of the porch with a downspout.

 

[slownsteady]

If you're expecting one of us to read your contract and interpret it for you, you should reconsider.

So this $12k contractor said you should go somewhere else to finish his job?????
But I think the stucco contractor was probably right on with the correct fix. However, there may be other ways (cheaper) to tackle the problem, as kok mentioned.
How is the patio cover attached to the house now?

 

[Snoonyb]

Was this permitted and inspected?

 

[ricky01225]

aluminum duralum

 

[ricky01225]

yes it was permitted I'm just wondering if I should go back to the contractor and demand the put it in flashing or are we really on our own...

 

[ricky01225]

I put my contract on here because flashing is not addressed anywhere on here...

 

[ricky01225]

If you're expecting one of us to read your contract and interpret it for you, you should reconsider.

So this $12k contractor said you should go somewhere else to finish his job?????
But I think the stucco contractor was probably right on with the correct fix. However, there may be other ways (cheaper) to tackle the problem, as kok mentioned.
How is the patio cover attached to the house now?

I believe lag nut bolts to the exterior of the house...

 

[ricky01225]

what type of roofing material is on top of the porch cover?
What do you mean by "not know what to do"? Do you not understand what the stucco specialist is saying or you don't know how to proceed with what he has told you?
I'm thinking you could install some flashing and catch it with simple gutter material and do a controlled drain of to one side of the porch with a downspout.

what I mean but not knowing what to do is do I water proof the stucco myself, hire a contractor to install the flashing and sue the contractor for the thousands this sounds like it going to cost. or should I just try and do it myself...

 

[Snoonyb]

what I mean but not knowing what to do is do I water proof the stucco myself, hire a contractor to install the flashing and sue the contractor for the thousands this sounds like it going to cost. or should I just try and do it myself...

Before you do that, please post a photo of the roof of the cover from a step ladder.

 

[ricky01225]

I appreciate everyone's feedback here are the pics...

 

[slownsteady]

As you might have guessed, i would be "asking" the orig contractor to fix the problem. I understand that this doesn't always go smoothly. And I don't know how you and the contractor are getting along. If you are on friendly terms, a reasonable discussion can go a long way. If he blew you off when you asked him about it, you might have to take a firmer stance, including negative reviews where he can see them.

 

[Snoonyb]

I'm going to suggest an approach to the cure; Ask the contractor what the definition of "waterproof" is, with reference to the installation? Does the "caulk" represent "waterproofing", and if not, why not. In continuation, if the "caulk" at the intersection with the stucco represents waterproofing and it has failed, what is to prevent the water from finding its way into the wall through the holes drilled for the lag bolts attaching the ledger.

While this may or not be considered a "walkable" roof, employing a sheet or two of 1/2," plywood an architectural flashing can be installed and properly sealed just under the stucco wrapped 2x element for a couple of hundred.

 

[ricky01225]

I'm going to suggest an approach to the cure; Ask the contractor what the definition of "waterproof" is, with reference to the installation? Does the "caulk" represent "waterproofing", and if not, why not. In continuation, if the "caulk" at the intersection with the stucco represents waterproofing and it has failed, what is to prevent the water from finding its way into the wall through the holes drilled for the lag bolts attaching the ledger.

While this may or not be considered a "walkable" roof, employing a sheet or two of 1/2," plywood an architectural flashing can be installed and properly sealed just under the stucco wrapped 2x element for a couple of hundred.

couple of hundred sounds great ill just pay for it my self. but what the heck was the stucco leak guy talking about $7-8k??? huge difference...right?

 

[Snoonyb]

couple of hundred sounds great ill just pay for it my self. but what the heck was the stucco leak guy talking about $7-8k??? huge difference...right?

Did he see the project or just estimate over the phone?