Water Intrusion into Garage
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Water Intrusion into Garage
SteveG Sat Feb 21, 2009 7:48 pm
On Friday evening we noticed water intruding from the floor into the back corner of our garage which is an exterior wall and also one that we share with our neighbor. Our unit is one that backs onto River Oaks where there is a hill from the sidewalk to the unit (the exterior garage wall is essentially a retaining wall). On Saturday we called Peach Tree, but they said nothing could be done over the weekend and to call on Tuesday (Monday being a holiday).
On Saturday we looked at the exterior wall and found that there was a pool of water at the base of the stairwell that leads into the utility closet. The drain was clogged. We unclogged the drain, thinking that was the problem. However, on Sunday there was more water coming in. It was raining pretty hard so I went back outside and noticed that one of the downspouts had come loose from the gutter, so the water was draining straight downward into the ground. This downspout looked like it had been "fixed" in the past because a flexible plastic tubing was installed over the ground to bypass the more permanent downspout that goes underground. I pushed the downspout back up into place so the water would probably drain. Since Sunday, we have not noticed any additional water (it rained pretty hard last night).
The water that came into our unit seems to have soaked up the drywall probably about 6 inches from the bottom. We also had a couple of storage boxes that got damaged (we moved everything away, but have not been able to determine what was damaged yet). I talked to the neighbor and we looked in his garage, but could not see anything, however, he had a piece of furniture there, so it was hard to see in there.
On Tuesday I talked to Chris (assistant account manager) and explained the problem. She told me to e-mail Veronica. I e-mailed her on the same day. I did not hear from her. I called and left a message on Wednesday. Did not hear back. I called again on Friday and Veronica was not in, so I asked to speak with Chris and I got her voicemail. I have not gotten a response yet.
I would appreciate if someone on the Board might be able to address this problem. Also, since last weekend, I have noticed other places around the complex where the gutters and drainage are in poor condition. Water should drain as far away from the building as possible or else it will lead to problems. Perhaps someone could do an inspection on the whole complex to determine where other problems might be. I have also seem where the "flashing" between the foundation and the base of the stucco is starting to rust (the flashing in some areas is metal). Again, something that should be addressed or will lead to bigger problems later.
Thanks,
Steve
410 Milan Dr #112
On Saturday we looked at the exterior wall and found that there was a pool of water at the base of the stairwell that leads into the utility closet. The drain was clogged. We unclogged the drain, thinking that was the problem. However, on Sunday there was more water coming in. It was raining pretty hard so I went back outside and noticed that one of the downspouts had come loose from the gutter, so the water was draining straight downward into the ground. This downspout looked like it had been "fixed" in the past because a flexible plastic tubing was installed over the ground to bypass the more permanent downspout that goes underground. I pushed the downspout back up into place so the water would probably drain. Since Sunday, we have not noticed any additional water (it rained pretty hard last night).
The water that came into our unit seems to have soaked up the drywall probably about 6 inches from the bottom. We also had a couple of storage boxes that got damaged (we moved everything away, but have not been able to determine what was damaged yet). I talked to the neighbor and we looked in his garage, but could not see anything, however, he had a piece of furniture there, so it was hard to see in there.
On Tuesday I talked to Chris (assistant account manager) and explained the problem. She told me to e-mail Veronica. I e-mailed her on the same day. I did not hear from her. I called and left a message on Wednesday. Did not hear back. I called again on Friday and Veronica was not in, so I asked to speak with Chris and I got her voicemail. I have not gotten a response yet.
I would appreciate if someone on the Board might be able to address this problem. Also, since last weekend, I have noticed other places around the complex where the gutters and drainage are in poor condition. Water should drain as far away from the building as possible or else it will lead to problems. Perhaps someone could do an inspection on the whole complex to determine where other problems might be. I have also seem where the "flashing" between the foundation and the base of the stucco is starting to rust (the flashing in some areas is metal). Again, something that should be addressed or will lead to bigger problems later.
Thanks,
Steve
410 Milan Dr #112
SteveG- Posts : 10
Join date : 2008-06-22
Re: Water Intrusion into Garage
Admin Mon Feb 23, 2009 12:47 pm
Hi Steve,
Thanks for the post. I will follow up with Veronica and have all your issues addressed.
Take care,
Tom
Thanks for the post. I will follow up with Veronica and have all your issues addressed.
Take care,
Tom
Admin- Admin
- Posts : 685
Join date : 2008-04-02
Location : Building #475 -
Re: Water Intrusion into Garage
SteveG Mon Feb 23, 2009 8:50 pm
Thanks for following up. I left another voicemail for Veronica today. I still have not heard anything from her. It is a bit concerning that no one from Peachtree has at least called me back or a simple e-mail reply telling me they are addressing the problem.
SteveG- Posts : 10
Join date : 2008-06-22
Re: Water Intrusion into Garage
Admin Mon Feb 23, 2009 8:52 pm
Not sure what's going on. I forwarded your message to her and asked her to follow up. I didn't get an out of office message, so I can only assume that she was in. I'll ping her again.
Admin- Admin
- Posts : 685
Join date : 2008-04-02
Location : Building #475 -
Re: Water Intrusion into Garage
Admin Wed Feb 25, 2009 1:59 pm
Steve,
I received a response from Veronica later yesterday. She called you yesterday and has sent our roofing company to check out the area (I'm going off of memory).
Take care,
Tom
I received a response from Veronica later yesterday. She called you yesterday and has sent our roofing company to check out the area (I'm going off of memory).
Take care,
Tom
Admin- Admin
- Posts : 685
Join date : 2008-04-02
Location : Building #475 -
Re: Water Intrusion into Garage
H. Wed Feb 25, 2009 3:56 pm
Steve, I had a similar problem. It turned out to be due to the waterproofing coming away from the wall so that the sprinklers sent water directly between the waterproofing and the wall, where it then leaked into my garage, causing my storage cabinets to be ruined and lots of mold and mildew in the garage.
It took Peachtree *two months* to get someone out there to look at it, and another *three months* to fix it. In the meantime, I had to park my convertible (with its plastic rear window) in the courtyard, where it was vandalized.
The HOA didn't want to replace the storage cabinets, saying I shouldn't be using my garage for storage. Finally they did after I pointed out that the area where the cabinets were was raised four inches above the area designed for parking the car.
It was an unpleasant experience. I wish you well.
Helen
It took Peachtree *two months* to get someone out there to look at it, and another *three months* to fix it. In the meantime, I had to park my convertible (with its plastic rear window) in the courtyard, where it was vandalized.
The HOA didn't want to replace the storage cabinets, saying I shouldn't be using my garage for storage. Finally they did after I pointed out that the area where the cabinets were was raised four inches above the area designed for parking the car.
It was an unpleasant experience. I wish you well.
Helen
H.- Posts : 78
Join date : 2009-02-25
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