Here's A Flash - No Deck Flashing!

[Jay Markanich]

Every time I bring up deck flashing on an inspection I get called out!

I have had homeowner's tell me that only roofs need flashing.  One said he has seen window flashing but had never heard of deck flashing.  Another called me a "$&*%%#@!" and that "you inspectors are just looking for stuff to mention on your reports whether they are true or not!"

Deck flashing is crucial to a deck installation.  Without it water can seep into the house via the lag or through bolts.  They are called "through bolts" because they go through the house to the interior.

Deck flashing, sometimes called "Z" flashing, fits under the siding and OVER the ledger beam, which is the beam attached to the house.  It forces the water to the outside, where it has little chance of entering the house.  It is made of metal.

Tonight I got an interesting email and phone call.  On a recent inspection I mentioned that the deck flashing was missing.  I further mentioned that the product I saw on the house was improperly placed and of an indeterminate material.

It seems the seller and listing agent know better.  They told my client and client's agent that the deck was "built to code" and that "the flashing is indeed there, simply cut off at the top to make it look better."

Yes, that's the quote in the email...

Here are photos of the "flashing" in question.  YOU be the judge!

That is the left and right view of the same ledger beam.  It includes a very pretty hole extending into the interior.  I would LOVE to see the wording of that code!

Ignorance is bliss I guess, but while there is no interior damage yet (the deck is only a year old) there likely will be and my client will inherit it.  My job is the purchaser and his protection.  My report doesn't speak to the code, onto to proper installation.  And what sellers and listing agents say really has no bearing on my report.

But, who am I to question that job above?!

My recommendation:  Don't buck the home inspector!  And when people want to make fools of themselves, get out of the way.  Just be sure to stand your ground...

[Stephen Stanczyk]

Jay,

I had a similar thing happen.  New construction.  LP Siding.  No flashing and deck lag bolted directly to the siding.  I called it out and the builder didn't like it.  Ended up calling the AHJ (imagine this.....he was a friend of the builder) who said flashing is not required and the installation was fine.  I told the buyer that it was my opinion that the installation was wrong and it was up to him to decide what he wanted done.  Sale went through.  They caulked the top deck board / wall junction to keep moisture out.  LOL.

So it still burned my butt after a few days.  I called the County AHJ, and the State Association of Building Officials.  Got all the phone numbers and called each of his colleagues from every city and county in Western Washington.  Took me about 2 weeks.  Everyone of them said it was an incorrect installation.

I took that information, along with a number of articles from the Deck Industry Association, diagrams like the one you posted along with some others, and walked it in to the Head Building inspector that I had talked to .  I also took some photos from three different inspections with the exact same installation and rotted siding.  The oldest was 7 years old.

I left the whole packet on his desk and told him that when this home had rotten siding and the deck fell off rolling down the steep embankment with the wheelchair bound owner, I was going to let every newspaper, radio and tv station in the area know that he was the one that personally approved the installation of his builder friend even with all the available information.

Got a call from the buyer about a month later.  Seems the builder contacted him and wanted to "fix" the deck.  Builder spent 1 1/2 days, slowly took the deck off the home and installed the newest spacers at each lag bolt.that would leave 1/2" gap between the siding and the ledger board to allow for drainage.

I smiled.  Your story made me smile one more time..  Thanks.

[Jay Markanich]

It's called building for the minute.  It looks good now.  In a few years the builder knows he will be on another project and they could never lay it onto him.  It's just a quirk - gee, water got in.  Everyone you spoke with knew that was an improper installation.  ESPECIALLY in an area like yours!

I liked my email - it was properly installed and the backing was cut off at the top to make it look better.  C'mon!  I think that material might have been the rubberized stuff they put at the ends of roofs and in roof valleys, with the paper wrapping still on.  But I wasn't sure.  No matter what it was, that was not a good installation.

The spacer installation is a good one too and not used very often.  What did they do with the holes that remained?  Usually they shoot the beam on with nails and then lag or bolt it.  They end up with 40 holes.

[Ian Niquette]

Jay, just tell them to look at tthe pic I have attached. Result of no deck flashing. This is what the place will look like in a little while with no deck flashing on it. This was just a small area that was open during inspection. I will dig around, as I have pics of the whole wall after it is ripped open, and it is horrible.

[Jay Markanich]

Ian - you know and I know, as does everyone on this board.  We know!

Unfortunately, the seller and seller's agent know more.  So there you go!  It's to code and the backing was cut to make it look better above. 

We should have known that...

[Bill Warner]

You should have known better Jay! 

Don't you know you're supposed to carry around a broom and a rug, be a good little janitor and not mention such trivial issues as this! 

[Jay Markanich]

Missah Bill - Yessah, suh...  Ah's jusa suddern gentmen movin bout.  Kina slowwww...

I would love and I mean LOVE to dump a boat load of info on that listing agent and seller.  But that is probably outside my purview.  Everyone had a good laugh on this one.  The problem is, I'm afraid my client is going to take it on the butt.  But, alas, it isn't my butt...

Keep that cool head, my friend!

[Dominic Maricic]

Jay, maybe Stephen still has a copy of all the paperwork he collected so you can go dump it on them Great story guys.

[David Macy]

Jay

It looks to me like there is a flashing present under the ledger. If it is not flashing then what is the material??

Sorry about the lousy quality of the picture but if you look at Jays pics I see material between the ledger and siding. Now I do not see the top of the deck to see what the flashing looks or does not look like.

You were there I am sure you called it the way you say it but from me sitting at my computer it looks flashed.

[Jay Markanich]

Dave - proper deck flashing would be over the ledger and under the siding above the ledger.  That way water does not get into the house via the through bolts.  The material you see, I think, is roofing rubber to go at the edge of roofs and in the valleys.  They did not remove the paper backing, just stuck it under the ledger.