Any creative ideas to stop roof runoff 2

[jimtheengineer10]

A guy renovated his house and installed new rafters with a 12" overhang. He only has the rafters and sheathing on the front portion of the house. The problem is that the property line is basically the edge of the building and the neighbors driveway starts right at the property line/edge of building. The runoff from the roofs lands on the driveway. The guys neighbor is a real piece of work and complained to the building inspector that the overhang is now 4" more onto his property and that the stormwater runoff goes onto his driveway. The neighbor won't allow gutters to be installed because the encroachment on his property would be another 4"-6" even though we are talking about 20' in the air.

Is there a type of gutter system that can be installed within the overhang, like a trench drain?

Anyone know of any other creative ways to prevent water from pouring onto the driveway?

Worst case, I believe the code official will let him reinstall the rafters with an 8" overhang as that was the existing condition but the owner would rather not have to redo the work.

Thanks.

 

[msquared48]

Why not cut the overhang to 4" from 12", and install the gutters. Should be within the original 8" and solve the problem..

Mike McCann
MMC Engineering

 

[jimtheengineer10]

That was my first thought but when I mentioned it to him he said he would have to take the sheathing off and redo the rafters. I can't figure out why he would have to do this and why he can't just cut the overhang down to 4". I am going to look at the roof tomorrow so maybe then it will make sense why he can't just do that if in fact he can't.

 

[cvg]

first step, call the property manager or look at the CC&R's and check to see if there is an easement for the eaves or for the wall maintenance. I assume there is an Home Owners Association since most zero lot line developments are either condos or town homes.

 

[bimr]

Did the neighbor also put a fence by the back door so your client could not exit from the rear as shown in the attached picture?

 

[bimr]

There are some options:

1. No eave. See the picture. This house is 2 feet off property line and no eaves were put on the rear side.

2. Inboard gutter. Drains down through the wall. This is an old house technique that is not used much anymore.

3. Move

4. Pay the neighbor for an easement.

Good luck.

 

[RHTPE]

Where did the storm water go BEFORE the overhang was increased?

Bet it still ran onto the neighbor's driveway ...

Water flows downhill. Always has, always will.

Ralph
Structures Consulting
Northeast USA

 

[jimtheengineer10]

Thanks for all the replies. The code official agreed to have him cut the overhang down to 4" and then install a gutter which will put him right around 8" which is what the overhang was originally.

 

[chicopee]

Make peace with the neighbor and invite him for steak and beer, then, discuss the situation; as the saying goes you can get more flies with honey than vinegar. Of course, if I were the neighbor, I would also be upset with my driveway full of rain water and freezing afterward or snow falling from the roof and covering my driveway .

 

[RHTPE]

Chicopee:

As I had said, where did the water go before the overhang was increased? From the OP's original description, the neighbor's driveway abuts the property line, as does the building. Water, ice or snow, the problems would have existed previous to the increase in overhang.

One of the key things I learned from my 15 year stint on my local Planning & Zoning Commission ties in with what you said - and that is to engage your neighbor in a friendly manner before you act. Explain your desires and ask for his/her input before finalizing any plan. Air rights can be a touchy topic.

Any change that close to a property line works out best when all affected parties are involved. Every neighbor-related issue that came before the PZC while I was there could have been worked out had the neighbors just reached out to each other before acting. Bringing a building or land use official into a dispute never works out well for all involved.

Ralph
Structures Consulting
Northeast USA

 

[beej67]

The predeveloped site may have originally drained away from his driveway instead of towards it. I'd probably be torqued too if I was him.

Hydrology, Drainage Analysis, Flood Studies, and Complex Stormwater Litigation for Atlanta and the South East -

http://www.campbellcivil.com