Roof leak and flashing question

[250]

This last weekends thunder storm illuminated a leak coming into the house which I've traced down to this flat 'valley' that runs along side of the wall over our entry way and my son's bedroom. During my leak hunt I noticed that water enters the house, but also weeps out of the stucco. The previous owner said that some repair work was done here 3-4 years ago on this end of the house, though she was vague... I suspect this was the spot. As pictured below, a normal valley comes down to the flat 'valley' that runs along side the wall before it drains over were the hip meets the wall. There is a high spot at the end of the valley so water puddles to a degree in this area also.







I went to our local roofing supply place, and as soon as the saw the stucco they became really unsure of themselves. From my research, here's my plan but I'd like additional eyes on the problem. There is no wood in the wall, only tar paper then the stucco complex (picture 3). I propose to cut back the stucco and remove the old metal flashing. Replace any damaged, put a new piece of OSB sheathing on the vertical portion and give the flat 'valley' a little slope. Seal with ice and water layer, step flashing up the side of the wall, then a starter run of ice and water over the edge of the flashing to tie into the existing underlayment. Reinstall main valley flashing and tiles.

Thoughts & suggestions...
Thanks

 

[jack stand]

Whoa there's a lot going on there in that little area!
Those heavy tiles tell me to keep quiet as I've only seen them in pictures.... but afaik water still runs downhill even in CA.
Sounds like you have a plan, good luck with this. This **** always happens in a little armpit areas just like that.

 

[TurnipTruck]

Anything that relies on goo/caulk/silicone/etc will eventually leak.
That conglomeration will require more metal with an ice&watershield backup.

 

[loganb]

What else is going on with that roof....are you in the process of getting new tiles? What we can see in the upper right corner of image 1 is confusing

 

[250]

Yeah, lots of different drainage angles coming in. Here are a couple context photos. I'm standing on the scaffolding , the hip ridge line is directly in front of me. I removed the tiles as part of the leak hunting process. Its possible the water is coming in from somewhere higher, but it was coming in by the bucket with the hose in its current location, which means to me that the leak is in the flashing itself vs under the flashing from above.

 

[Copymutt]

Bit if a nightmare design there. I would bend up a section of flashing to completely cover that short wall and a couple feet up the roof line the hose is on. Similar to what was already installed except seamless transition up the wall. This will require a tinsmith talent to solder a seam due to the 3 angles. Also that other roof above the problem spot is probably letting water overshoot its gutter just as the flat dump into its gutter is doing.
Just my thoughts from dealing w/ 3’ of snow packing into an 8’ flat valley that no one has been able to make leak proof.

 

[cgrutt]

I worked on a project a few years ago with similar angles and leaks. It was asphalt shingle and aluminum siding, which made it a bit easier. Basically did same as you're proposing, pulled the shingles and siding, replaced the rotted sections, ice & water shield, new shingles, aluminum step flashing up wall, aluminum flashing up valley (on roof) and reinstalled the old siding.

 

[strutaeng]

A "dead valley". Uff, I HATE those! ...NOT "death valley."

It's kinda complicated, but can be redone. You'll have to remove the stucco on that though.

 

[Rusted Nut]

You need to frame a cricket at the bottom of the valley, and direct water over the hip; if possible. IMO, it was a really poor design and/or built wrong.

 

[jack stand]

Question besides 250's problem;
Noticing that the sides of adjoining tiles meet on the "high". Is some water expected under the tiles as I don't see anything to keep it out and there would need to be 100% overlap of each course.
Curious (tile ignorance) minds must know.
They are a very pretty roof that I imagine would last almost forever.

 

[Bert_]

They did half of it right. The flashing extends fairly high up the roof. The flashing really needs to extend just as high up the wall.

I also question how close to the wall the caps and that 2x6 are run. Seems like it should be kept back farther.

The whole thing seems like an awful design to me but that's coming from where we get snow and ice. I think it can be made to keep water out if all you get is rain

 

[Zeke]

I think everyone so far knows what they are talking about. I just wanna add that I'd remove some stucco up at least a foot and flash with counter flashing. Not that rain is going to go down the stucco from the top, but that runoff is going to overcome that flashing as is. So think os water splashing up a foot or so and use that idea to waterproof the 'dead valley'. Over-compensation will not be undue here. A visit to the sheet metal shop with a cardboard mock up and some accurate dimensions would be my first choice.

Funny, I hadn't heard that term before and I'm a contractor. But it is dead on right in description.

 

[oldmxracer]

Agree with Zeke, some stucco has to go. Once cut You might find more problems that spot has probably been slowly leaky for years.

 

[weadjust]

IMO, it was a really poor design and/or built wrong.

Blame the architect. But the roof lines are aesthetically pleasing to the eye adding curb appeal

 

[Uncle murph]

Anything that relies on goo/caulk/silicone/etc will eventually leak.
That conglomeration will require more metal with an ice&watershield backup.

This,caulking the caulk that the last guy caulked. I wonder why it still leaks?