got called out to this house and was asked to try and put some flashing on the ledger board of the deck. the house is 4 years old and the doors and windows below the deck are water damaged. the owner tells me that the water only gets in when the rain is almost horizontal. (not uncommon for a house on the lake erie waterfront).
i know that i could cut out 5-1/2†and then flash the top of the ledger, but will it be pointless with out a second pc of flashing behind the ledger? i told the guy that the proper way would require flashing behind and above, but the cost would be comparable to a new deck! what do you think? do the upper flashing and hope for the best? i told him that this may not solve the problem…
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Remove a couple courses of siding and check to see if the wall is damged behind the header thats fastened to the house, chances are if the windows and doors below are getting water damaged , then no flashing was ever installed to begin with, or,there maybe be flashing there already but the building paper was never brought down lapping over the flashing.Now secondly what type of lumber was used can you tell, is it ACQ pt or the older version of pt because it is important that you use the right type of flashing for the job. We have been using this product called Yorkshire flashing, it looks like copper at first glance but it`s not it comes in a 20` roll and when we use it we will form it into an ``L`` bend so that the bottom leg reaches out past the joist hangers protecting the hangers from corrosion as much as possible the other leg goes tight to the wall beneath the building wrap.
You said: :>> I know that i could cut out 5-1/2” and then flash the top of the ledger, but will it be pointless with out a second pc of flashing behind the ledger? i told the guy that the proper way would require flashing behind and above, but the cost would be comparable to a new deck! what do you think? do the upper flashing and hope for the best? i told him that this may not solve the problem... <<
All you said is correct. Where I live, the flashing between the ledger and the house is required by code, the 'L' flashing above it is not required, but considered good practice. Building inspectors always look for the flashing to be exposed below the ledger, telling them it is behind...
Give the guy 2 prices: price 1 for 'L' flashing only - with absolutely no guarantee and get him to sign something to that effect that explains the whole situation. Price 2 to do it properly with 'L' flashing and flashing behind the ledger.
In the state where I live, in this situation, if the framing is rotting, the current installation would not meet the state required 10 yr structural warranty and the guy who built the house could possibly be held responsible. I know nothing about codes or laws where you live though.
in the back of my mind i know that the flashing behind is needed, but boy do i not want to pull the old ledger off the house... the basment is finished (can't get to the lags).
In my state, through bolts are required - hex bolt, nut, and a washer on each side. If this is your case, that would be an extreme bummer. On the other hand you said "Lags". Normally lag screws (bolts) are installed from the outside, through the ledger andd into the house framing, and would not require removal of the interior finish materials. That would be more doable (is that a word?) and I'd only charge the guy a grand or 2 ... :-)Matt
Here's a scary thought, they might have lagged the ledger from inside. You know, so those ugly lag heads wouldn't show as you look up into the cobwebs. I blew up the pic showing the ledger and couldn't tell one way or another. Can't believe anyone would lag the ledger from inside though. But people, in their ignorance, have done worse...I never met a tool I didn't like!
well... looks like they used carage bolts with the nuts to the inside of the house. so i guess replacing the ledger would be a major PITA.
by the way i am charging him a grand to rip out 5-1/2" , flash the top, add blocking and reinstall deck boards along the house. i dont even know what i would begin to charge to replace the ledger...
Hummm... Are thru bolts required in your state/county? If not, you could support the deck extremly well (cribbing?) , cut the bolts and any nails (maybe grind the heads of the carriage bolts), slide flashing in there, and then install lag bolts.
Glad to hear the customer is hopefully willing to pay you for your time an trouble. Matt
Assuming that drywall is the material in the basement/room behind the ledger, it would be just as easy to cut it away to provide access, support the deck as stated above, remove the carriage bolts, slide in flashing, bolt ledger into same holes with same bolts, and finish the drywall. Drywall is readily removed and replaced with little effort, though some HO's view it as a daunting task simply because they've never done it. And thru bolting offers the HO far more peace of mind than lags, even if they were permissible.
I never met a tool I didn't like!