i put ice and water shield under a cut up propanel roof two years ago. it did not leak for one year then started again in the rainy season. i figured out it was blowing under the ridge and sealed that up. now it is leaking again and it has to be around a stone chimney. i didnt charge them for the first fix which was not in my original bid anyway. i have two houses and an addition going up and dont feel like spending half a day to go put a 1/2 a tube of silicone around thier chimney. i have a disclaimer in the original contract that i am not responsible for the chimney being water tight. they aren’t someone i will work for again what would you do?
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Did you do the propanel roof? What is propanel by the way?
Did your bid include any work with flashing or repairing the stone chimney? If not, why not?
Jon Blakemore
RappahannockINC.com Fredericksburg, VA
bear... if it's a stone chimney and it isn't thru-flashed , it's almost guaranteed to leak
any roof we do that involves stone chimneys , the owner usually has a history fo leaks in the chminey area..
i go up and inspect the flues and the flashings.. you can usually tell if it is thru-flashed..
if it isn't, i include tearing the chimeny down to the roof line and thru-flash & rebuild it,...... most balk at the price ... so we don't get the job...
but , they don't get their leaks fixed either....
stone chimneys leak... the thru-flash stops the leak from getting into the roofMike Smith Rhode Island : Design / Build / Repair / Restore
it is not thru flashed, thats why i put the disclaimer saying it was not in my bid i am not a stone mason and would have no idea how to replace it. the metal simply runs up to thchimney and stops. i did not put any of the propanel on originally. i took it off put ice and water shield down and put it back. this was the only way thier budget would allow their roof to stop leaking. ( when i started at least 8 points in the roof had leaks)
i'm not a mason either, but i would have gotten my mason to take a look at it and give me a price
then i would get a price from my copper guy
add em both to my roof bid
now my mason won't climb ladders anymore.. and my copper guy is unavailable
so .. mebbe me & chuck would do itMike Smith Rhode Island : Design / Build / Repair / Restore
I don't mean to be harsh but I want to be direct about this. It's the kind of thing that homeowners come to this board to complain about. "My contractor did X and it didn't work". If you did not intend to deal with the flashing then doing anything at all is questionable. It would have been better to steer clear and let the leak belong to the last guy. You need a mason and probably a roofer to tackle those deals.
It's hard to justify disclaiming responsibility for something that will probably be necessary, especially when most homeowners hardly know the difference. If I had anything to do with a roof that had a chimney I would figure that I gotta deal with the flashing. You're the last guy that touched it... it's leaking... connect the dots. Even if you wouldn't work for them again it's not right to leave them with a job that leaks.
You may not work for them again, but you could work for someone that hears about this problem. You know the work, your part in it and your liability. You make the decision.
A great place for Information, Comraderie, and a sucker punch.
Remodeling Contractor just outside the Glass City.
Quittin' Time