Expert: Bruce E. Johnson - 4/20/2009

Question
QUESTION: I have some rotting boards in my foundation. The foundation cap (2x6) and the floor joist end board (2x10). Five years ago we hired a concrete contractor to replace our pool deck and the adjacent wooden deck that attached to the house. The wood deck also stepped down (2 steps) from the back door for a table then stepped back up to the pool. We asked the contractor to level the new concrete without the step down.
They back filled the step down and poured the concrete up to the house. The house has lap siding. They sloped the surface towards the house and installed a channel drain between the concrete and the house. They then installed flashing between the drain and the lap siding however, they terminated the flashing flush with the surface of the drain. They did not extend the flashing above the surface of the deck.
Based on what I've told you, do you think the flashing was used properly? Did the contractor properly address the possibility of future water damage to the structure? How should I remedy the situation?

Let me know if you need further information to answer my questions. Thanks! Mike


ANSWER: Hi Mike, first of all is the wood in question pressure treated?  Secondly why is the patio sloping toward the house instead of away from the house? Thirdly, what is the question?  The contractor flashed the concrete from the wood.  Is there a drainage problem so that the water remains above the flashing?I hope this information helps feel free to write again regarding this or other matters, sincerely bruce e johnson..bejohnsonconsulting.com

---------- FOLLOW-UP ----------

QUESTION: 1) the wood is not pressure treated, when the house was built the concrete deck didn't exist. 2) The contractor sloped the deck towards the house. 3) The flashing is not higher than the concrete surface, it if flush with the surface. This has allowed water to seep between the flashing and the wood.

Answer
Hi again Mike, the flashing may have been used properly as to separate the the concrete from the wood but the patio sloping toward the house was not done right..so in that case the contractor was negligent.  If the flashing was above the concrete it may have prevented some of the water intrusion but water would still have accumulated along the house eventually causing moisture intrusion of some sort, maybe not as drastic or not as soon but problems just the same.  I hope this information helps feel free to write again regarding this or other matters, sincerely bruce e johnson..bejohnsonconsulting.com