Find where the water comes in, then fix that
A stain on a unit's ceiling is where water ends up, not where it starts. We trace leaks from the stain back to the roof edge, flashing, gutter, wall or window, and repair the source. We also clear and repair gutters, rebuild downspout connections and fix ground that slopes toward the foundation.
Not included
Repairs inside a unit, mold work and insurance claims are for the unit owner, a remediation firm and the association's insurer.
On the scope sheet
The source traced before anything is patched
Gutters cleared and flushed, hangers reset
Downspouts carrying water away from the wall
Flashing and sealant at the entry point
Interior damage listed for the owner and master policy
What moves the price of leak and drainage work
The scope sheet names each of these for your building. No figure is printed here; the sheet carries the price.
Distance from stain to source
Water travels along framing. A short trace is a few hours; a long one takes a day with a lift.
Height of the gutters
Four stories of gutter take a lift or staging.
Ground and drains
A downspout that ends at the wall may need new pipe and fall.
Number of leaks
Several stains can share one source, and one stain can have two.
How a leak or drainage job goes
Step 1: Trace
We follow the stain back to the source, inside and out, with photos.
Step 2: Scope sheet
The source, the repair and the interior damage, listed apart.
Step 3: Approval and notice
Owners under the repair are told when we are on the roof.
Step 4: Repair and re-check
We repair, then look again after the next hard rain.
Questions about this work
What about ice dams?
Ice dams come from heat escaping into the attic. We repair the flashing and shingles they damage and clear the roof edge. Insulation and air sealing are the longer fix, and we tell you when they are.
Do you do mold work?
No. We repair the water source and list what was affected. Testing and removal are for a specialist remediation firm.
Who calls the insurer?
The association or the unit owner does. We provide dated photos and a written description of the repair.
Can gutters be cleared on a schedule?
Yes: twice a year in Seasonal care and Full building, or as a one-off scope sheet.
A stain the board can't explain?
The first walk-through is one visit of up to two hours and ends with a photo list of what we saw.