Water penetration? Broken chimney stucco at gutter

I am planning to buy a house in rainy Vancouver, BC, but found a potential problem.

The chimney stucco at the end of the gutter is broken, revealing the wood beneath:

http://www.mrkenneth.com/V836555/chimney1.jpg

The metal roof flashing appears to lead water into the wood beneath the stucco:

http://www.mrkenneth.com/V836555/chimney2.jpg

Water appears to have damaged the stucco immediately under the gutter:

http://www.mrkenneth.com/V836555/chimney3.jpg

How should this be repaired? What kind of cost would I be looking at?

Thank you!

P.S. Subject removal date is tomorrow…

You need to have a’Kick-out’ added to the bottom flashing. Then have the stucco fixed below the kick-out and the top edge of it to seal it. Cost? About $375.±

Tinner is right . a piece of metal tucked in there to deflect the water is needed. but the stucco needs to be repaired. im concerned that there is no felt under the stucco. Good stucco guys are hard to find.

Thank you RooferJ and tinner666 for the quick replies!

What should the felt under the stucco do? Is it a major problem?

Is this crack a result of damage from water penetration, or something unrelated?

http://www.mrkenneth.com/V836555/chimney4.jpg

A right hand turn kick out is needed. The kick out should be an independent piece of sheet metal or other UV resistant material.

Don’t allow a roofer to get up there and “cut, flip & caulk” a piece of step flashing and call it a “calf rope.”

The kick out should be approx. 12" out onto the roof away from the stucco wall and 12" up the run of the roof and at least 8" up the wall. The kick out portion should be open at least 110 degrees so water will find positive drainage and, if metal, soldered…not caulked.

Make sure that the stucco connection to the “street side” of the kick out has been caulked with a good, exterior grade caulk (NP-1 or similar) so the connection between the metal and stucco will last.

Before you go further, I would make sure the plywood sheathing on which the stucco is installed has not already begun to rot from the water infiltration.

As was said, good stucco people are not easy to come by. From my own limited experience, you don’t just “patch” stucco. To do it right, you would remove what’s there to the nearest break then replace it. That could entail redoing the majority of your chimney.

We had to rework a chimney recently where the stucco was laid down after the shingles were installed when the house was built. This was a very high end residence and we ended up having the entire chimney done rather than attempt a patch. About $3,000.

Now looking at your pics, it probably isn’t necessary to go to that extent. The best thing would be to find a reputable stucco person in your area and have them look at it.