How should I stop rain entering smart boards on upper exterior wall?

[bbabythai]

I previously raised this thread about water coming inside the ceiling area from the wall. 

 

 

I managed to fix the problem depicted in the 2nd photo. However, the issue in the 1st photo still exists and small amounts of water is running down the inside of the wall coming from that service hole area. 

 

I decided to grow a pair of balls and got up there onto of the ceiling. I climbed via the neighbours side and got down there and gave all the smart boards a coat of paint as displayed in the 2 photos. Essentially that area outside is the exact area where the rain hits hard and water is entering somehow as described in the above post. 

 

So, my question is... what can I do to protect that side wall of smart boards. Rain hits it hard. My idea is that I should pay someone to put an over hanging aluminium roof- an extension of the existing roof. But this would hang over the neighbours boundary. No one goes up there though as its so high up. But legally it would not be the go as the owner could complain. 

 

Im definitely going to put another coat of TOA waterproof paint on the smart boards outside. On the inside of that long area of smartboards (inside the ceiling) I used a silicon gun and filled all gaps that were there. I could see light shining through the gaps and filled them all. Next week I might put a coat of that TOA waterproof paint on the inside of that entire wall. 

 

If anyone has any other solution for the outside it would be appreciated. Just to clarify again... that tiled roof and aluminium roof that I was standing on to paint the smartboards is the neighbours roof. 

 

thanks

Edited October 12, 2020 by bbabythai

[Kwasaki]

Not surprised it's leaking, what a mess.

Complete re-roof needed.

[bbabythai]

4 minutes ago, Kwasaki said:

Not surprised it's leaking, what a mess.

Complete re-roof needed.

why do you say that?

 

Do you mean the neighbours roof (half tiled/ half aluminium) roof? 

 

Or do you think the aluminium roof that you can see on my building is a <deleted> job?

[Kwasaki]

14 hours ago, bbabythai said:

why do you say that?

 

Do you mean the neighbours roof (half tiled/ half aluminium) roof? 

 

Or do you think the aluminium roof that you can see on my building is a <deleted> job?

I am commenting on the pic you posted. 

Yes to roof mess on right of pix, typical of a boundary wall type building when a neighbour doesn't give a dam. 

Your roof right whether it's been constructed properly is impossible for me to access without an inspection. 

Off the top of my head guess is, if your problem is coming from the boundary wall join between yours and your neighbour that is where the water ingress is happening. 

Boundary wall joining where new meets old occurs is a common one. 

 

[sometimewoodworker]

42 minutes ago, Kwasaki said:

Boundary wall joining where new meets old occurs is a common one. 

Yes, totally carp flashing. Aluminium backed Bitumen sealing tape may be a solution.

[Kwasaki]

16 hours ago, bbabythai said:

Do you mean the neighbours roof (half tiled/ half aluminium) roof? 

OK your pix have come on my phone waving it about.????

 

Ask for permission to go on your neighbours roof and have a flashing made and fixes that you can tuck under your shiplap board and comes down and out onto the neighbours roof by 300mm at least. 

 

The ridge joint area will need some good woodmanship as well. 

 

I can help you with a flashing boundary wall drawing if you need it, it's simple, only when I get home can't do much this stupid mobiles.  

Edited October 13, 2020 by Kwasaki

[4MyEgo]

13 minutes ago, Kwasaki said:

OK your pix have come on my phone waving it about.????

 

Ask for permission to go on your neighbours roof and have a flashing made and fixes that you can tuck under your shiplap board and comes down and out onto the neighbours roof by 300mm at least. 

 

The ridge joint area will need some good woodmanship as well. 

I would add to that to put some metal sheeting overhanging, I also call it flashing, but not sure if that is the correct word, i.e. if you look at the back section of his roof, there is a metal "flashing" as I call it over his hardiplank/fibre boards, however there is none on the front section, only his metal roof protruding over his neighbours side.

 

I think if he covers those boards that will be one problem fixed, as well as flashing as you have suggested at the bottom under his last sheets down and over his neighbors roof at least 300mm.

 

Unless the paint he is using is something like a product back home which was called emer clad it would be useless, emer clad can be Googled and was a really thick based paint, went on smoothly like butter and became like a rubber layer and was guaranteed to last for a lifetime, could probably get the specs off of their website and see if there is anything like it here, as I believe, doing a job once and for good, no shortcuts and no cheap way, not suggesting he is doing that, just clarifying. 

[Kwasaki]

24 minutes ago, 4MyEgo said:

i.e. if you look at the back section of his roof, there is a metal "flashing" as I call it over his hardiplank/fibre boards, however there is none on the front section, only his metal roof protruding over his neighbours side.

 

I think if he covers those Loboards that will be one problem fixed, as well as flashing as you have suggested at the bottom under his last sheets down and over his neighbors roof at least 300mm.

I can't see much from his pix, like you say if I understand you correctly overhang from roof sides, top and ends, i.e. eaves overhangs, boundary roof area, can all be suspect. 

Ridge areas also. 

 

OP's boundary wall junction showed in the pic is totally in need of work if this is where the leaking occurs. 

 

A correctly installed flashing would solve the leak area for many years to come. 

Assuming the neighbours have no plans for a new roof. 

 

 

Edited October 13, 2020 by Kwasaki

[sometimewoodworker]

54 minutes ago, 4MyEgo said:

Unless the paint he is using is something like a product back home which was called emer clad it would be useless, emer clad can be Googled and was a really thick based paint, went on smoothly like butter and became like a rubber layer and was guaranteed to last for a lifetime, could probably get the specs off of their website and see if there is anything like it here,

DrFixit or the Shell Flintkote 

 

[4MyEgo]

40 minutes ago, Kwasaki said:

I can't see much from his pix

If you look below to just about here  you will see this is what I call the "flashing", of which there is none on the front section, just metal sheeting overhanging, so if he removed the sheeting and put in some roof "flashing" over the boards, like at the back section of the photo below about here, it will stop any rain running over and under the sheets and as we know water runs/travels.

 

Also as you mentioned before, flashing below just above under the boards and over the neighbors roof. 

Edited October 13, 2020 by 4MyEgo

[Yellowtail]

Pretty good bet it's leaking here....

 

 

[Kwasaki]

1 hour ago, 4MyEgo said:

If you look below to just about here  you will see this is what I call the "flashing", of which there is none on the front section, just metal sheeting overhanging, so if he removed the sheeting and put in some roof "flashing" over the boards, like at the back section of the photo below about here, it will stop any rain running over and under the sheets and as we know water runs/travels.

 

Also as you mentioned before, flashing below just above under the boards and over the neighbors roof. 

Yeah see what you mean on my home computer, that roof overhang, would be OK but I see the ridge area as incomplete and could be another problem. 

[Kwasaki]

4 minutes ago, Yellowtail said:

Pretty good bet it's leaking here....

 

 

And along the whole boundary elevation. ????

[4MyEgo]

17 minutes ago, Kwasaki said:

ridge area

That's the word that was escaping me, me calling it flashing ????

 

[bbabythai]

8 hours ago, Kwasaki said:

OK your pix have come on my phone waving it about.????

 

Ask for permission to go on your neighbours roof and have a flashing made and fixes that you can tuck under your shiplap board and comes down and out onto the neighbours roof by 300mm at least. 

 

The ridge joint area will need some good woodmanship as well. 

 

I can help you with a flashing boundary wall drawing if you need it, it's simple, only when I get home can't do much this stupid mobiles.  

thanks for your reply. 

 

I dont have much experience with this. Can you please do a flashing boundary wall drawing to give me an idea 

about what your talking about?

 

thanks

[bbabythai]

7 hours ago, sometimewoodworker said:

DrFixit or the Shell Flintkote 

 

I think the TOA product that I did the first coat with is similar to the above 2 options. I will try to post a phto of it tomorrow

[Kwasaki]

11 hours ago, bbabythai said:

I dont have much experience with this. Can you please do a flashing boundary wall drawing to give me an idea 

about what your talking about?

Here'a rough sketch and your pix commenting on problems.

 

The ridge flashing needs finishing by folding down or using a suitable covering to weather the detail.

Rain can get to the end of that flashing and run back to go underside and could cause a leak.

 

The red marked area may need additional paint or spread on sealant.

 

The blue area has flashings too small as explained in sketch, the roof sheet valleys run under the flashings and towards the wall.

A flashing is needed to cover right across from the boundary wall so to insure rain runs to the eave of the roof.

 

[bbabythai]

9 hours ago, Kwasaki said:

Here'a rough sketch and your pix commenting on problems.

 

The ridge flashing needs finishing by folding down or using a suitable covering to weather the detail.

Rain can get to the end of that flashing and run back to go underside and could cause a leak.

 

The red marked area may need additional paint or spread on sealant.

 

The blue area has flashings too small as explained in sketch, the roof sheet valleys run under the flashings and towards the wall.

A flashing is needed to cover right across from the boundary wall so to insure rain runs to the eave of the roof.

 

Thanks so much. 

[Kwasaki]

1 hour ago, bbabythai said:

Thanks so much. 

I can't be there but hope you can solve your leak problems.

Water running down an internal wall no matter how small is annoying.

 

Leaks from a roof in some Thai houses they just put a potted plant underneath. ????

 

[fredob43]

23 hours ago, Kwasaki said:

Here'a rough sketch and your pix commenting on problems.

 

The ridge flashing needs finishing by folding down or using a suitable covering to weather the detail.

Rain can get to the end of that flashing and run back to go underside and could cause a leak.

 

The red marked area may need additional paint or spread on sealant.

 

The blue area has flashings too small as explained in sketch, the roof sheet valleys run under the flashings and towards the wall.

A flashing is needed to cover right across from the boundary wall so to insure rain runs to the eave of the roof.

 

Spot on K/S, one of the main problems is the roof has little or no fall so water will take to long to run off. The flashing should be done in Aluminium . What's on now looks like it's some sort of bodge job in mettle as it's gone rusty. The aria marked in Blue is some sort of concrete mix board. I had that on my rear roof it lasted around 3/4 years from new, then leaked everywhere. Has now been replaced.

 

O/P make sure when working on the Concrete roofing be very careful or you'll go right through it. As it's as strong as paper.

It needs to be all ripped off and proper flashing put right along the whole thing. Not the half hearted <deleted> that's on it now. Sorry but no amount of trying to fix it is going to work. Needs to be done properly in the first place. Not the same sort as the OP has but he should get the idea. Couple of Snaps of how flashing should be done. They have put it right under the eaves.

 

[Kwasaki]

4 minutes ago, fredob43 said:

O/P make sure when working on the Concrete roofing be very careful or you'll go right through it.

It needs to be all ripped off and proper flashing put right along the whole thing. 

I think in OP pix lower right roof is a neighbouring one.

 

The neighbours lower metal roof runs at an angle into the boundary wall and existing flashings are pretty much useless.

 

I doubt the neighbour is bothered or wanted to rip off his old roof either but at least the corrugations run in the right direction and can be coated with a suitable sealant. 

[fredob43]

40 minutes ago, Kwasaki said:

I think in OP pix lower right roof is a neighbouring one.

 

The neighbours lower metal roof runs at an angle into the boundary wall and existing flashings are pretty much useless.

 

I doubt the neighbour is bothered or wanted to rip off his old roof either but at least the corrugations run in the right direction and can be coated with a suitable sealant. 

I did gather that. What I was referring to was rip off the old flashing and doing it properly. Whatever the neighbours roof doesn't look to promising, with at least one concrete sheet coming adrift.

 

If it were me I would put the flashing up to and under the weather board with around 18"over the Neighbours roof (I'm old school and still use feet and inches) A/Flashing can be obtained in large sizes/colours. I would go for 1 MT. Tuck it under the W/board (I might even think of lapping it under the second W/Board) and leave what's left over, to lap over the low roof. Then securing it with the odd roof screw. Shouldn't leak then. Doing it half hearted like it is now it'll never last more than a year if your lucky.

[kingstonkid]

Not an expert but I thought that flashing was supposed to go under the tile or metal roof.  The only real solution that I see is talk to the neighbor and offer to redo part of his roof properly and at your cost.  I say your cost because if he has no issues he is not going to care.

[OffshoreMig]

Hard to comment without details. I would remove the boards install some Sizzle water proof insulation barrier and flashing at the bottom of the wall.  You need to trace the source and location of the leak. Water follows gravity and you also need to also consider capillary action.

The flashing needs to be 200mm Along the bottom of the wall and follow the roof of the adjoining building over the top of their roof and flow into a down pipe. Check that you are not causing extra load on your neighbors roof.  Maybe you can instal a box gutter.  The bigger the better should have a 1 in 12 fall

 

 

Edited October 15, 2020 by OffshoreMig

[thailand49]

On 10/12/2020 at 8:31 AM, Kwasaki said:

Not surprised it's leaking, what a mess.

Complete re-roof needed.

I agree what a mess, this is nothing but a Thai patchwork I could see why and where it is leaking the flashing is bad and I don't think there is enough pitch on the roof?  Trying to seal it from the inside will only help for so long water is entering from the outside and will find a path somewhere else sooner or later.

From his 1st picture I also see dry - rot the entire roof needs to be removed replace with metal this is an accident waiting to happen.

[digger70]

How should I stop rain entering smart boards on upper exterior wall?

 

The way I see it is that you don't have a Proper Flashing on the top of you're Roof 

The flashing should Cover the top Edge of you're roof  about 6 to 8 Inch  same on the Wall side 6 to 8 inch down . At the Peak you Don't have Any cover so the rain can come in even with a small breeze.

[Kwasaki]

5 hours ago, kingstonkid said:

Not an expert but I thought that flashing was supposed to go under the tile or metal roof.  The only real solution that I see is talk to the neighbor and offer to redo part of his roof properly and at your cost.  I say your cost because if he has no issues he is not going to care.

You can seal onto a boundary wall but needs the correct workmanship, for most Thai cowboys that is hard work.

The neighbouring roof is the problem as you say. 

 

[Kwasaki]

2 hours ago, OffshoreMig said:

Hard to comment without details. I would remove the boards install some Sizzle water proof insulation barrier and flashing at the bottom of the wall.  You need to trace the source and location of the leak. Water follows gravity and you also need to also consider capillary action.

The flashing needs to be 200mm Along the bottom of the wall and follow the roof of the adjoining building over the top of their roof and flow into a down pipe. Check that you are not causing extra load on your neighbors roof.  Maybe you can instal a box gutter.  The bigger the better should have a 1 in 12 fall

 

 

No need to do much other than a cover flashing installed to the neighbours roof as showed in my rough sketch.

[Kwasaki]

43 minutes ago, digger70 said:

How should I stop rain entering smart boards on upper exterior wall?

 

The way I see it is that you don't have a Proper Flashing on the top of you're Roof 

The flashing should Cover the top Edge of you're roof  about 6 to 8 Inch  same on the Wall side 6 to 8 inch down . At the Peak you Don't have Any cover so the rain can come in even with a small breeze.

The top of OP's roof is not a problem apart from the ridge flashing end detail.

The lower neighbouring roof is where the problem is.

[Kwasaki]

8 hours ago, fredob43 said:

If it were me I would put the flashing up to and under the weather board

My sketch shows a solution if as said the correct workmanship is addressed.

The neighbours roof adjoining the boundary wall is the cause.

 

I'm glad I have a detached property. ???? 

.