East Lansing, MI · July 2026
A sunroom that only leaked in heavy rain
Flashing and gutter failure on a sunroom addition, traced from the outside in, with the door replaced and the interior damage repaired rather than painted over.
Why does my sunroom only leak when it rains hard?
Because the failure is usually at the join between the addition and the original house — flashing, the gutter above it, or a head jamb that has dropped — and in ordinary rain the water still runs where it is supposed to. It takes volume to push it sideways past the detail. That is why the inside of the room shows the damage and the outside shows nothing: the paint lifts at a ceiling joint two rooms from where the water actually gets in. Fix the outside first, then make the inside good. Doing it the other way round buys you one dry season.
- Where
- East Lansing, Michigan
- Completed
- July 2026
- For
- Homeowner
- Invoice
- #272
Price$6,538.22
The problem
Water was coming in through a sunroom addition during heavy rain only. Inside, paint was lifting and spotting along the ceiling-to-wall joint and around the door head. The homeowner’s own description was that it was a flashing or gutter issue on the addition — and after a walk-through, it was.
What it took
Assessment visit first, then exterior works, then interior make-good — three distinct stages so the interior repair happened on a wall that was already dry.
What was done
- Walk-through and written assessment before any price was agreed
- Exterior flashing and gutter detail at the addition corrected
- Interior damage opened up and assessed rather than skimmed over
- Affected ceiling and wall made good, primed and repainted
- Door head and reveal put right where the water had been tracking, and the door itself replaced
On site
Taken by the crew, on the job. No customer is named and no address appears in any frame.
The outcome
The leak stopped at the source and the inside was repaired afterwards, in that order. This is the largest single homeowner project on this page at $6,538.22, agreed as a fixed price in writing before it started.
The trades on this job
Carpentry
Trim, doors, framing and built-ins, including the repairs that need a carpenter rather than a patch — rotten sill plates, a stair tread, a door that needs the frame squared before it will shut.
Painting & Decorating
Interior and exterior painting with the preparation done properly — filling, sanding, caulking and priming, which is the part that decides whether the finish lasts.
General Repairs
The jobs that have been on the list for months — doors that stick, running toilets, a handrail that moved, trim that never went back. Priced as one visit rather than one call-out each.
Tell us what needs doing.
Send the details and we will come and look. Quotes are free, and every job is priced individually — we do not work from a rate sheet you have not seen.