Question on Repairing Eaves that are falling apart
 

I have a question on repairing the eaves on a possible rental property that I am looking at. Overall the foreclosed property is in good condition except the eaves on the front porch are falling apart. It looks like they are stucco and I was thinking about covering up with vinyl siding or some type of covering.

I was just wondering what you guys think or does anyone have any other suggestions.

I'm just evaluating this property at this point. I needs a lot of cosmetic repairs but nothing too major and the price seems right.

http://forums.pelicanparts.com/uploa...1561588485.jpg

I avoid stucco like the plague. I have heard too many horror stories. Most probably false.

Looks like shingles don't extend out far enough, allowing water to wick back toward the fascia board and then the ceiling material. Need to fix damaged material and the cause.

This photo is not clear enough for me to see exactly what’s going on but I suspect you got some water ingress and damage resulting from that.

I would rip that out and replace with vinyl soffit board. Also, build a small soffit/fascia that extends the trim lower to keep the water from blowing under that edge (not enough roof overhang)...and make it look more finished. Put a small gutter up there to help keep it from getting wet again.

If that is stucco it came in a bucket pre-mixed. That stuff doesn't have a good rep. There is definitely something wrong and it starts with too little roof slope. I'd tear that down before throwing any money at it.

Water is getting into the cavity between the roof and ceiling somehow. Humidity is coming from inside out. Note the blistering paint on the paneling seam well back under the roof edge. There is a drip edge present and paint is peeling from under the drip edge. I don’t think the root cause is visible in this picture.
Locate and eliminate the source of the moisture, replace the rot, which may be structural, and button it up. I suspect you are only seeing the tip of the iceberg, damage wise.

The water is just running down the board that is acting as trim/facia...and soaking through the board where the paint has failed (wicking as noted earlier). Paint and a properly installed gutter will stop a lot of that.

You really think there is a chance there is stucco there? Hard to tell from the picture, but it looks like that porch ceiling paneling they used to sell that was made of a material similar to asbestos shingles. Maybe some kind of textured surface on it.
I agree tear it down and do it right. I’ll bet it is rotten inside.

Not sure if I'm using the right terms, but shouldn't the metal fascia extend all the way down to shed the water below the height of the wood?
Water might wick into the overhang there and travel backwards possibly.

It might be possible to only replace the wood sub-fascia strip and redo that, but water from inside running downhill seems like the best answer.
It's always a can o worms.

There doesn't seem to be any soffit to let the overhang breathe.
Not sure if that is a factor..

Is plywood outside the best ceiling material?

I'm going to go by and take some better photos (with my iPhone orientated so they post correctly). I also plan on having my contractor friend take a look but I am attempting to self-diagnose at this point so I can get a general idea of how much this house is worth and trying to create a mental budget of refurbish costs. So far, all of the walls, foundation, and interior look good and just require paint and cleanup. The house was just listed for sale and I'm only considering it as a potential rental.

It's called "drip edge" and it appears to be installed correctly. It's purpose is to prevent the wicking you describe.

http://forums.pelicanparts.com/uploa...1561597894.jpg

needs a roof, probably needs rafter and fascia repair, lots of work.

I see lack of ventilation. Well, at least the holes ventilate it now.

Get an inspection, I suspect considerable rafter and sheathing damage.

As I said, IF it's stucco.... Anyway, who knows? The stuff I'm referring to is called stucco veneer and in many cases it's little more than 2 skim layers of sanded paint.

Again, to all you would be expert builders and repair persons, a flat roof is a problem w/o a rubberized roof membrane. I recently repaired a similar problem at the "roof edge" where that same metal was used. It actually was a mini dam. The whole rotting problem started where a Direct TV installer screwed in some lags w/o silicone. And along the entire length of the metal the roof was pulling a bit due to heat and cool cycles and expansion/contraction. That metal has to be primed with metal roofing primer or separation is likely.


https://encrypted-tbn2.gstatic.com/s...mAE8z&usqp=CAY

^^
How can you tell it's a flat roof? I am assuming it is not. Hard for me to tell from the picture.

That is not obviously flat to you Patrick? Try leaning your head left

It could be a low pitched roof, like the one on the house behind it. Doesn't matter, water has gotten in and damaged the soffit.

nuke it from space



if you want a roof there, start over

We don't see the roof line, all we see is the underside of the semi-finished area. It could or could not have the proper pitch. Look in the box and see of you see a live cat or dead one. SmileWavy

What I see is exactly the same as WD, drip edge is flush against the fascia, roofing material edge is too far back. Water drips down the fascia wicks back and causes the finish material to fail.

That's not stucco either. Cared for and properly installed stucco (real stucco) is as bullet proof as anything else. Don't be stupid with it and it'll take care of you for the long haul.