TOPIC: I Have An Existing Metal Roof and Have A Question
Return to I Have An Existing Metal Roof and Have A Question
Return to Forum
Hi folks, I'm hoping someone can give me advice on my metal roof that seems to be leaking around a pitch transition. One picture shows a view from above the pitch transition; the other shows a view underneath the pitch transition strip/flashing taken from the lower, flatter pitch of roof.
Question 1: I'm wondering if this transition flashing was installed correctly because it sits high above the ribs on the lower panels - I was thinking it should more or less sit almost on top of the ribs. Because of the height, the lower side of the transition flashing is close to horizontal, rather than being angled down like it should be to direct runoff to the lower panels. Do I need to somehow fix this?
Question 2: If it is acceptable to have this flashing installed in this way, then is the fact that there is a very large opening above each rib a problem? I'm wondering if rain/runoff could be blown in these openings, and if that might be a source of water leakage. Should I seal up these openings above each rib?
thanks much for your input.
Thanks. This almost looks like it might be an unusual situation where there was a vertical fascia at the pitch change break. Or it may be an optical illusion in the photos. But, yes, that horizontal part of the flashing should have some pitch to it ... which would have been done by starting the panels out higher up on the upper roof, giving more room to angle that flashing properly and maintain positive pitch.
Are you getting water in at the transition that you know of?
And, yes, the Z Channel flashings installed between the ribs on the lower roof should be sealed around them. My only fear here is that there is a chance that water is entering at the upper roof (where the flashing is horizontal) and then actually exiting out around the Z Channels meaning that if you seal around the Z Channels, you may actually trap that water which of course would result in a roof leak someplace.
thanks for your response. There is one place where it is obvious that water could get in - it is where side-by-side pitch transition flashings overlap - see additional picture. This area has not been kept caulked properly, and I plan to remedy this asap. (You can see some other prior spray & pray attempts at caulking there!) I don't think I have leaks above the transition flashing, but of course it is impossible to know for sure.
What I don't know is:
1) could rain or runoff be blown up into those large openings under the flashing? I'm guessing it must be possible, otherwise why would the normal practice be to seal those openings? (This lower section of the roof is I think a 3/12 pitch). I just need to decide whether to go on and seal those openings or not, and if so, how.
2) is there some way to put a horizontal crease in the middle of the z-channel flashings to allow the horizontal part of the above attached flashing to be lowered, giving it more of a down slope? I'm thinking the z-channels are going to be too rigid to do that. Can't think of another way to reduce the height of these z-channels without disassembling the roof.
Any advice on how to properly repair the side by side transition flashing overlaps would also be appreciated.
Thanks. Yes, water could blow in around the Z Channels and that is why they are normally sealed. I am not 100% sure without tearing the roof apart where that water would go but chances are it would not be where you want it. I do not know of any good or easy way to change that pitch change flashing without deconstructing the roof. Is there a way to lay a 2 x 4 along the flashing and use it to just sort of force-bend the flashing downward to put a little angle on it?
you could do that with a 2x4, but that would probably still leave a bit of a trough at the corner of the pitch change on the flashing. You can see where water has remained in that corner, leaving some amount of debris and discoloration of the metal.
Ok - I think I'll get some strips of galvanized metal and fabricate some plates with a v-shaped cutout for the ribs to seal off these holes - rivet to the z-channels. And maybe leave a small drainage opening at the bottom on each one just in case there is any water that finds its way in there and needs to get out. That should at least stop any volume of water from blowing in. Then I will caulk the lap joints in the flashing and hopefully it will all be good enough.
thanks for your help!
If you would like to reply to this thread, please
If you do not have an Ask the Experts forum user account,