[quote]It is obvious you have ponded water on the roof
What is the significance of this?[/quote]
If your leak source is off the roof, say in the base flashing somewhere, it will leak worse when submerged under water that is not draining from the roof.
Did the roofer ever say he found the leak? Or is he just guessing the scupper flashing is the problem?
I spoke to him over the phone, and when I described the problem and the age of my townhouse [4 years old], he suggested that it may be missing primer. He said that he could send a man out to take pics for him to diagnose it, but he wanted an awful lot of money just for his employee to take pics, so I asked if I could just email him the pics. I did, and he said, “Yep, no primer,” and went on to give me what I considered to be a too-high estimate for the repair . I wasn’t sure what to think, which is why I posted here.
You may talk price if you want, but it will vary from region to region. If you feel he is asking too much, he may very well be, but it does cost money to run a company and have employees, vehicles, equipment, insurance, etc. And no, primer will not solve the problem. If the scupper leaks, it will have to be re-flashed, but I’d want to know for sure the contractor has identified the leak in person rather than over the phone.
Next question, I see wooden handrails in the photos, so does this mean there are decks on the roof?
Yes, what is the significance of whether or not there is a deck?[/quote]
Now that I’ve seen the photos of the interior damage caused by the leak, the decks are nearly meaningless. You say you have OSB roof deck, so it is unlikely there is a leak around the deck that migrates before manifesting itself along the roof perimeter. If you had a concrete roof deck, the decks would have been more important.
Check these areas and see if you can get water to squirt from them when you step next to them, or look for damage. If you don’t find anything, then check the laps in the roofing membrane to ensure they are all tight and none of them have become disbonded.
What are the laps? Where the pieces of modified bitumen meet?[/quote]
Yes, a lap is where the membrane overlaps the underlying piece of membrane. The membrane has side laps and end laps, but that only describes whether the lap was created along the edge of the membrane as it is unrolled or the end of the roll.
Understand, the reason you are looking for moisture once the roof is dry, is because the sun and heat will draw water back out of the roof where it is leaking. Consequently, the leak source will be slower to dry than the rest of the roof. This is especially true if there is insulation board beneath the roof membrane.
Also, it wouldn’t hurt to know where the leak is inside, i.e., is it just the ceiling or is it the wall and ceiling, or maybe it is leaking from a bulkhead.
I don’t know what a bulkhead is. Sad It’s leaking at the juncture between the ceiling and the wall. I have uploaded pics at picasa [the same link from above] that show the wet areas of OSB. The scupper box is above the right corner.[/quote]
Don’t worry about it, your posts with the interior photos was help enough.
Do you know what kind of roof deck you have? Plywood, tongue & groove, wood plank, concrete, etc.
I think it’s OSB, but I’m not certain.[/quote]
Depending on whether you have a 1-ply or 2-ply mod. bit. roof, your leak with OSB roof deck isn’t likely to have migrated too far. From your photos and guessing where things are, it appeared the lead is beneath the left side of the scupper looking at it from the roof. I also noticed a patch over a lap in the base flashing membrane not too far from the scupper. Check these areas for loose laps, damage, holes, etc. If there is water on the roof, when you step on the areas look from air bubbles. You will naturally have air bubbles trapped beneath you foot, so you will have to make sure the bubbles are from air being released through a hole or open lap. If the roof is relatively dry, then stepping in questionable areas should make water squirt, ooze, seep, etc, out from the damaged area. If the leak source is along the base flashing along parapet or in scupper, you will have to visually inspect these areas for loose and/or disbonded membrane.
Also, don’t rule out unsealed laps in coping, or a problem with the exterior masonry wall. And of course, make sure the scupper was fabricated correctly, and confirm the seam in the scupper is not the leak source.[/quote]