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Construction/Law
Some Advice on Roof Leaks
Roof leaks don't typicallly show up overnight. It can take years for signs of a roof leak to appear on the interior of a building. Factors like wind direction and rain intensity vary; one storm might cause interior damage while another, very similar storm might not. Here are a few things to think about if you feel your roof might be leaking:
1. Unless something catastrophic has happened, like a tree falling through your roof, a layman is unlikely to be able to find a leak or stop a roof from leaking.
2. Sloped roofs can be dangerous. Don't go up there unless the surface is dry and you're sure of your footing.
3. Be wary of damaged decking. When a roof leaks, wooden or gypsum roof decking can become soggy. It may not support your weight.
4.The path water will take is difficult to predict. Water is trying to ride gravity to the ground, but framing, flashing, caulk, sealant and other things may get in the way. Some owners first observe the consequences of a roof leak on another side of a building or floors below the roofline. Don't make too many assumptions just because you first spot water damage in one area.
5. It's worth thinking about where your air conditioner is. If it's right above your living room and you see a stain on your living room ceiling, you might want to contact an HVAC technician.
6. Notify your landlord or property manager as soon as you see a problem, if applicable.
7. Notify your insurer as quickly as you can. Remember, insurance policies often have very short windows in which you can notify the insurer of a problem. If an insurer starts asking questions about how long a problem has been going on, it may be developing a defense against coverage. You should contact an attorney.
8. If your roof is under warranty by the manufacturer or the installer, you should look at the warranty document and give precisely the notice required.
9. Document your loss. Take photos. Take video. You may want to avoid audio; if you don't know what you're talking about, speculation can only hurt you.
10. Preserve evidence. Don't throw away that torn membrane or bent flashing. Keep it. You may need it. In litigation, destruction of evidence is called "spoliation" and can have devestating consequences. If you deliberately destroy evidence when you think litigation is likely, you could even lose your case!
11. Consult with a lawyer.
Some of the most common causes of roof leaks are:
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Storm Dammage
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Improper Roof Installation
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Unsealed Plumbing Penetrations
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Membrane Punctures
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Inadequate Maintenance
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Poor Design
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Wind Uplift
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Damage by HVAC Technicians
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Deterioration of Roof Membrane (Weathering)
Some Advice on Plumbing Leaks
Leaks happen at the least opportune times. Some of the most damaging leaks occur overnight or while owners are away on vacation. If there's no one around to see the damage, there's no one around to stop it. Don't sweat it. You can only do what you can do. But here's some advice worth considering if you find a leak in progress:
1. Water and electricity do not mix. Turn the power off at the breaker box before working around any electrical component. Things can be replaced. You cannot.
2. Turn off the water if you can. For simple plumbing problems, there may be a nearby "gate valve" or "ball valve". Valves are used to control water flow through pipes. If you see a wheel, like the one by your garden hose, it's simple: righty-tighty, lefty-loosey. For a ball valve, if the handle to the valve is in line with the pipe, water can flow through the valve. To close the valve, turn the handle until the valve is perpendicular to the pipe.
3. You may need to turn off the water at the main shutoff valve. For residential homes, the main is typically buried in the front yard with the water meter. (There could also be a shutoff valve at the base of an exterior wall.) Assuming the shutoff valve is buried in a "pit", open the (typically black) cover for the meter, and you may see the lever of a ball valve. Turn the lever until it's perpendicular to the pipe. Some valves require a tool to open and close. This tool is T-shaped, with an end that fits over the valve; some folks call it a "valve key". In an emergency, you may be able to close the valve using a wrench or pliers.
4. Notify your landlord or property manager, if applicable.
5. Notify your insurer as quickly as you can. Remember, insurance policies often have very short windows in which you can notify the insurer of a problem. If an insurer starts asking questions about how long a problem has been going on, it may be developing a defense against coverage. You should contact an attorney.
6. If you're in relatively new construction, notify your builder or general contractor.
7. If a plumber has made recent repairs in the area of the leak, notify the plumber.
8. Preserve the evidence. Don't throw away that toilet supply line, broken nut or ruptured pipe. Keep it. You may need it. In litigation, destruction of evidence is called "spoliation" and can have devestating consequences. If you deliberately destroy evidence when you think litigation is likely, you could even lose your case!
9. Document your loss. Take photos. Take video. You may want to avoid audio. If you don't know what you're talking about, speculation can only hurt you.
10. Consult with a lawyer.
Some of the most common causes of plumbing leaks are:
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Fractured Nuts on Supply Lines
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Plumbing Pipes Under Torque
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Hanging Hose on Hose Bib
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Foundation Shifting
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Some Advice on Exterior Walls
Whether it's a commerical building, a condominium or a residence, exteriors can be problematic. In particular, stucco and adhered stone products have given owners problems in Texas. But glass curtain walls leak too. If they're installed wrong, even cement board and brick can let in water.
For stucco and stucco-like products (EIFS), drawing the line between poor maintenance and bad construction can be problematic. There is no doubt these products are more expensive and difficult to maintain than brick. Even with good installation, cementitious products will crack over time. However, there are some guideposts: Correct installation should involve use of expansion joints and significant clearance above-ground. Most stucco and stucco-like exteriors are intended to drain from the bottom. Behind the stucco, there is a "drainage plane". To a layman, that will simply look like tar paper or building wrap. Water is intended to ride gravity to the bottom of this plane, then exit. When you look at the underside of a stucco wall, you should see a weep screed, usually a piece of sheet metal with holes in it to let water escape. If you look at the bottom of a stucco wall and see caulk or other sealant, that is likely the sign of a past repair and may indicate improper construction. Consult with a professional.
Another problem can be flashing. At every window or doorway in a building's exterior, there is likely to be metal or bituminous (rubberized ashpalt) flashing. These flashings steer water away from vulnerable areas like window frames and vents. But they only work when properly installed. Flashing installation is more complicated than you might expect. Bituminous flashings need to be rolled smooth. Metal flashings have to be cut and shaped properly; some need to be soldered. Often, flashings themselves require a second layer of flashing--counter-flashing--to operate. In other words, these are complex systems and a lot can go wrong. Few buildings are entirely without leaks when first constructed.
When exterior walls fail to exclude water, owners will typically see the evidence right on the wall. This can spread to ceilings in lower floors. Mushy or discolored drywall on an exterior wall can be a sign waterproofing is failing. If you see signs water is entering through the walls or around the window of your building:
1. Notify your landlord or property manager as soon as you see a problem, if applicable.
2. Notify your insurer as quickly as you can. Remember, insurance policies often have very short windows in which you can notify the insurer of a problem. If an insurer starts asking questions about how long a problem has been going on, it may be developing a defense against coverage. You should contact an attorney.
3. If you're in relatively new construction, notify your builder or general contractor.
4. Document your loss. Take photos. Take video. You may want to avoid audio; if you don't know what you're talking about, speculation can only hurt you.
5. Preserve evidence. Don't throw away bent flashing, detached stones or cracked stucco. Keep it. You may need it. In litigation, destruction of evidence is called "spoliation" and can have devestating consequences. If you deliberately destroy evidence when you think litigation is likely, you could even lose your case!
6. Consult with a lawyer.
Some of the most common causes of veneer leaks are:
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Storm Dammage
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Improper Flashing
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Unsealed Penetrations
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Leaking Windows
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Exterior Damage
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Inadequate Maintenance
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