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When someone hears the word flashing they automatically
think of roof flashing; chimney, DWV, valley, penetration, etc. I have
lost count of the times I have seen builders and remodelers omit
exterior flashing. Simply put, any exterior penetration or protrusion
MUST be flashed. Some installers think that exterior PVC trim does not
require flashing because it is impervious to moisture. We will list the
exterior areas that should be flashed, how they should be flashed, and
what a home inspector should be looking for:
·
Attached decks / balconies, and porches – “Z” flashing on the wall
sheathing under the moisture barrier and over the ledger board
· All
window and door rough openings MUST be flashed (remember the EIFS
problems).
· Window
and door drip cap flashing should be used on all materials
· Lower
areas of siding (including masonry veneer)
· Trim –
flashing over and below trim
· Other
penetrations like dryer vent, direct vent appliances, HRV intake /
exhaust vents, etc.
Of course during a home inspection, most flashing will
not be visible to a home inspector. However there are clues that we can
use to help us determine if flashing was installed and if further
investigation may be warranted.
Attached Decks - Decks that are attached directly to a house that are
not flashed almost always rot the wood areas they are lagged into. If
possible, crawl under the deck to verify flashing and look for moisture
/ rot. From the basement or crawl space look closely at the rim
joist and areas of sill for discoloration or rot. Because these
structural members are thick, it may take a while for it to manifest.
If there is insulation present, ensure you note it in your report. Foam
insulation creates an even bigger problem. Before the homeowner sees
any damage, it will be too late. Any deck that is pitched toward the
house would also be considered a defect. Close examination in the area
where the deck is attached is most important.
- Window and Door Openings –
Although impossible to see during a home inspection there are clues we can
look for. Any moisture around a window viewed from the interior most
likely indicates that flashing is missing or improperly installed. Look
for exterior “puckering” on stucco or EIFS below window or door openings.
- Window & Door Drip Cap Flashing
– If this is installed properly you should be able to see this during a
home inspection. Look at the top and upper sides of the door / window. The
flashing should wrap around the trim.
CLICK HERE or the “News From The Home Inspector World” link in the
newsletter for a brief video detailing drip cap flashing.
- Lower Areas of Siding –
Look below a starter strip, on top of any masonry that protrudes past the
siding, and below masonry veneer. It is very popular to first have several
feet of stone or brick followed by vinyl siding. We have seen water
penetration and damage because flashing was not installed under the siding
and over the masonry. The flashing should be visible and calked to the
masonry veneer. Brick veneer siding should have weep holes with screens
and flashing below the first course.
- Trim - Flashing should be installed above and
below all exterior trim. This trim will be visible during a home
inspection.
- Other Penetrations - These areas will also be difficult to
see if flashed. However we may be able to see where the siding meets the
penetration evidence of flashing. CLICK
HERE or the “New Products” link in the newsletter for a brief video
detailing exterior flashing.
I have renovated many homes, old and new alike and rarely
have I seen all of the exterior penetrations properly flashed. When inspecting
the exterior make a mental, or actual note of the areas that should be flashed
so when you are on the inside you can closely inspect the areas for signs of
moisture. Don’t move through the interior inspection so fast. Take your time
and pay close attention to the areas you noted when inspecting the exterior.
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