Angkor

I have a 100-year old, 1000-sq. ft. cottage I rent out. I've owned it since 2002. The previous owner put a new, architectural-shingle roof on it in 2001. The building is cedar-shake-sided and has a basement. A chimney (the fireplace was removed years ago) runs through the center of the house. I live in upstate NY, in the buckle of the snowbelt and frigid 6-month long winters.

The problem is this: every year, like clockwork, this cottage incurs water damage in the walls and ceiling all around the chimney. Every spring, I've brought in contractors to flash the chimney and look for leaks in the new roof. I've had the chimney topped with a slab. The previous owner had it rebuilt. He, too, had to make repairs on water damage every spring. The original roof installer no longer returns my calls. I've had good contractors work on this problem, but the darn leakage returns nonetheless. It's costing me hundreds of dollars in repairs each time. The leaks happen only during spring thaw, never any other time.

If anybody with experience in tackling an intractable problem like this can offer any advice, I'd really appreciate it.

snapper21

May need a cricket built on the backside of the chimney to keep drainage to the sides. Low pitch? Backpan may not go up the roof enough, or IW wasn't installed as needed, Backpan could be letting the water off the side of the roof and behind the brickmould or whatever. Could be many things, but the right roofer will fix it. If the company couldn't get it right the first time, don't expect them to be able to figure it out and fix it the second. Got pics or a better explanation of roof conditions?

firemike

Is is possible to get pictures of the area around the chimney?

Has it only been leaking since the new roof was put on?
Is it heated all winter or to you shut it down and weatherize it?

My first thought would be ice dams backing up around the chimney, but without acutally seeing it, it's hard to even guess...

River Rat Dad

Some additional thoughts:
If it happens in winter only, maybe some sort of condensation issue?
what does the chimney vent? Is there a newer furnace without a needed liner? Is there attic space? or Cathedral ceiling? Insulation? venting?

csroofing1

taer out all the shingles around the chimney,build a saddle behind it,ice guard all around it,then tar all the way around,then step tar shingle same thing with front pan but leave this on top of courses make sure corners are prefabed correctly.tape off top off all flashings and install your counterflash,cut in and caulked.then take a hose on the roof spray shingles and flashings.no leaks start up the brick until you find it.

Wolf

Why not just demo the place and rebuild? You say it's 100 years old. What kind of shape is the rest of the cottage in? I say, why bother.

River Rat Dad

sounds like overkill to solve a problem. Several people have tried with no results. Are they all incompetent? Or is the leak not roof related?

I'm always suspecious of "ice guard all around it" as an answer to anything. If water ever actually comes in contact with that ice shield it will flow downhill and eventually be on felt. And if water consistently comes in contact with the ice shield the problem isn't solved.

AaronB.

Ice sheild and tar....a true gooper.

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