Thread: House window flashing question

Definitely not LR related but I usually get reasoned answers on AULRO so....

So long story short...we have a leak in our GF garage ceiling. After knocking some holes in that ceiling I traced the leak to a window on L1. It looks to me as if the flashing is not correctly installed.

The first pic shows the window on L1. A portion of the garage roof can be seen outside the window and it is ~ the same height below the window as is the L1 floor pictured.

The second pic shows the black window flashing at top, the white-ish Hardiewrap weather barrier below it, below that the colourbond roof flashing and below that, a joist in the garage ceiling.

The final image is the Bradnams flashing guide. Bottom RH corner of this doc shows what I think is the correct install for a hardieplank exterior. The internal window flashing should run further down to behind the colourbond flashing so any leaks should drain out onto the roof and not my garage ceiling.

Would appreciate any knowledgeable commentary on my assumptions.

Why there's a leak after 6 years of none is another question.

20221023_154109.jpg

20221023_153801.jpg

Flashing guide.jpg

Am not sure how to interpret your photos, compared to what I have just done, given that I am in a different state and have a different style of construction, but:

Could be that the "expected escaperoute" has become blocked, or that the volume of flow excedes the design capacity.

In either case, the direction of flow should be down and out.

But we know that given the wrong circumstances, water will flow uphill.

Call the insurance people, the landlord, the SES, the Council, anyone who will help.


Good luck.