The Mystery of the
Reappearing Ceiling Damage
This otherwise comfortable home had an upstairs bedroom with
mysteriously dripping water that no one had been able to correct.
One of the more convoluted projects we’ve dealt with began when we were contacted by homeowners in Edina’s Parkwood Knolls neighborhood. Water was continually dripping from a ceiling heating supply directly over the bed in an upstairs bedroom—defying various attempts to resolve the recurring problem. Eventually, they were referred to us, and we arranged a time to come out and review the situation.
Initially, the problem did appear strange, as it was wintertime, and we more commonly see that type of condensation during the summer when air conditioning is turned on. Our interior investigation revealed there was moisture inside the vent, as well as around the ceiling opening, indicating a larger issue than originally described. Further probing indicated high moisture readings in the sheetrock ceiling, as well.
Because of the way the second-floor bedroom was built, right below a very low, sloped roof, there was no access to attic space above the ceiling. We informed the owners that to really diagnose the issue, we would need to cut a hole in the ceiling so we could see the condition of the various components and where exactly the potential water intrusion was occurring. With their permission, we then cut the hole and found minimal insulation that was completely saturated, wet roof joists and framing, and a bare supply line for heat and air. Given the way things were built, there was minimal room for adequate, conventional insulation.
After we opened up the bedroom ceiling, we discovered excessive moisture evidence and uninsulated HVAC activity.
Evidence of long-term leakage from the roof deck with some structural rot.
This wet roof sheathing also indicated severe leakage around the chimney stack.
Faced with this combination, we knew we were closing in on the prime suspects: water intrusion from the chimney area and roof system and an uninsulated HVAC supply. The sheetrock ceiling itself was soft, so we removed the entire lid and what had passed for insulation.
Next, we brought in an experienced mason and roofer to check for areas of exterior leakage. As it turned out, the chimney, which was causing water seepage, needed tuckpointing and cap sealing. The flat roof, which was also leaking, was then patched and coated. Both sources of water intrusion were thus eliminated.
Together, the exterior and interior issues had contributed to a worrisome mess of hidden moisture and rot. After drying out and repairing the structural components, we brought in an HVAC specialist, replaced the ductwork, and insulated it properly. Next, we reinsulated the entire ceiling with closed cell foam insulation to provide the necessary heat retention. (Foam insulation, sometimes referred to as “hot roofing,” is not appropriate for every structure, but because of the low access height caused by the roof system, it was the right solution in this case.) With all the parts and pieces corrected, we replaced the sheetrock ceiling and repainted the room.
Investigation of the chimney revealed missing grout and flashing, both contributing to leakage.
The chimney cap had deteriorated coating and the wrong size cap over the flue.
In addition, we found an aged rubber roof with several loose seams that needed attention.
The homeowners—seniors living on a fixed income—were concerned about the potential overall expense. By working closely with them and their agent on the claim process, we helped them negotiate a favorable settlement with their insurance carrier, leaving their only cost the out-of-pocket deductible. They were greatly relieved and pleased, and they continue to enjoy their warmer, drier, and more structurally sound environment.