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Old 09-30-2012, 10:01 PM
 
Location: San Antonio, TX
100 posts, read 186,879 times
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We recently (finally!) completed our move to San Antonio. I now have a question regarding the storms that came thru this last weekend. Did they come from a "normal" direction? It appeared that the storms were coming from the southwest.

The reason that I ask is we took the cool weather opportunity to go up in the attic of our home - new to us - and found that two areas were leaking. Both were related to vents in the roof - one for the water heater and one for an a/c forced air unit. It looked like water was coming in thru the vents. The house is not new (built in 1999), and I really doubt that the leaks are new. I'm wondering if storms here "normally" come from the southwest, or was this somewhat unusual? Maybe wind issues that normally don't occur? Neither leak was terribly bad, and it didn't look like there was that much pre-existing leak damage.

Anyone have any thoughts? Thanks!
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Old 10-01-2012, 06:27 AM
 
Location: New Braunfels, TX
6,873 posts, read 10,381,104 times
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If it leaked once, it can again - fix it! There's too many variables, but I'd note that your "inspector" did a lousy job if he missed signs of leaks, so you may want to go through other stuff carefully, as well. Also - look for signs of repair from previous leakage at those spots (ceiling repaint, etc) - you may well have grounds to go back against the previous owner for undisclosed issues.
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Old 10-01-2012, 06:32 AM
 
Location: NW San Antonio
2,970 posts, read 9,210,246 times
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''Its not so much the direction it comes from, but the amount and density of the rain. If we have hard regular rain, then most leaks will show up, small rain from any direction won't get soaked thru the first dry layer, so it doesn't leak. Take a garden hose, have someone saturate the area you feel is leaking, get in attic and check it out. if the buy is less than a year you probably can get it fixed by the inspector and or the previous owner.
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Old 10-01-2012, 07:06 AM
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Location: Ohio
17,099 posts, read 35,449,642 times
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Quote:
Originally Posted by nanannjen View Post
We recently (finally!) completed our move to San Antonio. I now have a question regarding the storms that came thru this last weekend. Did they come from a "normal" direction? It appeared that the storms were coming from the southwest.
In 10 years of living here, I've observed that the heaviest rain events seem to come from the southwest. It's not a direction you can afford to ignore.
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Old 10-01-2012, 09:16 AM
 
Location: San Antonio
1,287 posts, read 3,557,425 times
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Quote:
Originally Posted by TexasRedneck View Post
If it leaked once, it can again - fix it! There's too many variables, but I'd note that your "inspector" did a lousy job if he missed signs of leaks, so you may want to go through other stuff carefully, as well. Also - look for signs of repair from previous leakage at those spots (ceiling repaint, etc) - you may well have grounds to go back against the previous owner for undisclosed issues.
They might be renting.

But anyways it's sound advice if you own, otherwise contact the landlord ASAP to have them fix it. It's not something that can be left for later.
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Old 10-01-2012, 09:46 AM
 
Location: Dallas/Ft. Worth, TX
2,388 posts, read 7,070,306 times
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Quote:
Originally Posted by nanannjen View Post
We recently (finally!) completed our move to San Antonio. I now have a question regarding the storms that came thru this last weekend. Did they come from a "normal" direction? It appeared that the storms were coming from the southwest.



The reason that I ask is we took the cool weather opportunity to go up in the attic of our home - new to us - and found that two areas were leaking. Both were related to vents in the roof - one for the water heater and one for an a/c forced air unit. It looked like water was coming in thru the vents. The house is not new (built in 1999), and I really doubt that the leaks are new. I'm wondering if storms here "normally" come from the southwest, or was this somewhat unusual? Maybe wind issues that normally don't occur? Neither leak was terribly bad, and it didn't look like there was that much pre-existing leak damage.



Anyone have any thoughts? Thanks!
Did you buy this home or are you renting? If you bought did you have it inspected? Not that it matters with the original question but the question is important for a full answer of what can be done.
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Old 10-01-2012, 09:50 AM
 
Location: San Antonio, TX
100 posts, read 186,879 times
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We bought the home, and yes, we had it inspected. Honestly, it does look like one of the leaks should have been noticed - there is mildew on the roof by the vent. It's got a stud shielding it a little bit, but it's still fairly visible. The other one appears to be coming thru the vent itself, because the roof was dry - just dripping on the floor. That one might not have been obvious at inspection time, because it had been dry for a while. We were thinking about emailing the inspector and seeing what he thought - he seems like a nice guy and is very well regarded by our realtor.
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Old 10-01-2012, 10:28 AM
 
Location: Dallas/Ft. Worth, TX
2,388 posts, read 7,070,306 times
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Quote:
Originally Posted by nanannjen View Post
We bought the home, and yes, we had it inspected. Honestly, it does look like one of the leaks should have been noticed - there is mildew on the roof by the vent. It's got a stud shielding it a little bit, but it's still fairly visible. The other one appears to be coming thru the vent itself, because the roof was dry - just dripping on the floor. That one might not have been obvious at inspection time, because it had been dry for a while. We were thinking about emailing the inspector and seeing what he thought - he seems like a nice guy and is very well regarded by our realtor.
First off it would be hard to tell specifically what occurred. Obviously very heavy storm force winds can cause water penetration where it normally would not. If the roof covering and vents are properly installed, and no deficiencies exist with them, the chances of this are very slim but still possible. The key is to have just the right conditions to force the rainwater where it should not go.

Here is a link to the Inspectors Standards of Practice which lists what the Inspector is required to do TREC - Rules Governing Inspectors . Of importance is Section R, Subsection 535.228 which I'll post excerpts here.

Quote:
535.228. Standards of Practice: Minimum Inspection Requirements for Structural Systems.
(g) Roof structure and attic. The inspector shall:
(1) report:
(A) the vantage point from which the attic space was inspected;
(C) evidence of water penetration;

(h) Specific limitations for roof structure and attic. The inspector is not required to:
(1) enter attics or unfinished spaces where openings are less than 22 inches by 30 inches or headroom is less than 30 inches;
(3) provide an exhaustive list of locations of water penetrations.
If the attic is safely accessible without damaging the structure, insulation, or other components then the Inspector is required to walk the entire attic and inspect it. If the Inspector does not inspect the entire attic area they are to state so and why in the report. From your description it appears that at least one vent location is clearly accessible without walking past any installed decking. If water staining was present at the time of the inspection it should have been reported even if it was not active at that time. I carry a moisture meter in the attic with me to verify if any staining found is currently active or not.

What I would do is to review your inspection report to see if there was any wording that indicates whether the Inspector did not walk the entire attic. I would also look for any wording in the attic structure subsection of the report to see if there was any mention of previous staining.

I have also PM'ed you with additional possibilities.
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