Tim Stroud Portfolio
Sandcastle Roof Repair Before and After
Sandcastle unit 101 had chronic water problems for several years. During this time, the HOA told the owners to contact their neighbors upstairs because the water must be getting in through the balcony and the balcony is the owners' responsibility.
However, water problems can be deceptive. As it turns out, the problem was not in the balcony, but up on the roof above units 201 and 202. Following is a photo diary of the repair, which took place in February 2009.
Before
This photo shows that the original roofers omitted flashing along the top of the wall next to the gutter. Flashing was never installed.
In this photo, it is clear that water would get in here, especially because the gutter would fill up with pine needles. The wood shows deterioration due to water exposure over the years and the steel lathe for the stucco is rusted, also showing prolonged water exposure. During one monsoon, the owners of unit 101 said water was coming in at a rate of one gallon per minute. This is probably the root of the problem, since the gutter would simply channel water into this opening.
In some cases, water comes in through a balcony roof, but the balcony in unit 201 is well-maintained and in great condition. The water was coming in through the roof line, going through the walls, skipping the upstairs unit, and coming out in the downstairs unit. Although there was no water apparent in the upstairs units the walls may conceal a mold problem. This photo shows cracks in the stucco that extend from unit 201 to 202, also allowing the water inside.
After
This photo shows the same area, but with proper flashing installed. The stucco was also repaired on the the parapet.
After installing the flashing, a new professional grade gutter is installed.
Here is the roof repair, watertight and ready for the canvas awning to be reinstalled.
Conclusion
These arrows show where water was getting in. To prevent damage to the unfortunately named "Sandcastle" buildings, the HOA needs to reconsider their policy of automatically blaming water problems on the balconies, and placing the responsibility on the owners. I would like to discuss this at the upcoming meeting. Leaving water problems up to the owners is a bad policy that damages property values as well as drywall and framing.
Contact Nori Muster if any questions or feedback (480) 275-7889, email: nori[at]norimuster.com.