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Expert Answers
Tile over Gypsum Green Board is Leaking
QUESTION
Tile over Gypsum Green Board is Leaking - I have a tile shower, installed in 2006 when we built our home, that in the last few weeks began showing signs of a leak. We have had two contractors and our insurance company look at the damage (second floor master bath tile shower, first sign of an issue was a water spot on the ceiling of the living room below the master bath).I’ve extracted and highlighted an excerpt below from our insurance company citing their assessment of the problem. Both contractors and the insurance adjuster directed us to our builder.
About our decision
Our review showed that water from the walk-in shower has been constantly leaking into the tiled drywall wall, due the lack of backer board being installed behind the shower tile. The water from the shower has seeped into the drywalled wall and has allowed the tiled wall, stud framing, insulation and exterior sheathing to rot and become structurally compromised. Unfortunately, as cited above, these progressive and on-going damages are not covered by your policy.
The builder subcontracted the work to a flooring company that is no longer in business and they are taking no responsibility for this work. The contractors who were present with the builder looking at the situation both indicated that they would never install tile directly against greenboard but instead would use a concrete backer board. Obviously, we would have no way of knowing a problem existed behind the wall until signs began to show. Because the builder (who is citing our original walk through documents about general maintenance/caulking vs. acknowledging a poor installation) is not helping, the contractors suggested I contact the Flooring Industry Council, who directed me to you. I’m looking for expert advice on my situation. Thank you.
Here is the code that I’ve found:
2509.2 Base for tile. Glass mat water-resistant gypsum backing panels, discrete nonasbestos fiber-cement interior substrate sheets or nonasbestos fiber-mat reinforced cement substrate sheets in compliance with ASTM C 1178, C 1288 or C 1325 and installed in accordance with manufacturer recommendations shall be used as a base for wall tile in tub and shower areas and wall and ceiling panels in shower areas. Water-resistant gypsum backing board shall be used as a base for tile in water closet compartment walls when installed in accordance with GA-216 or ASTM C 840 and manufacturer recommendations. Regular gypsum wallboard is permitted under tile or wall panels in other wall and ceiling areas when installed in accordance with GA-216 or ASTM C 840.
2509.3 Limitations. Water-resistant gypsum backing board shall not be used in the following locations:
1. Over a vapor retarder in shower or bathtub compartments.
2. Where there will be direct exposure to water or in areas subject to continuous high humidity.
3. On ceilings where frame spacing exceeds 12 inches (305 mm) o.c. for 1/2-inch-thick (12.7 mm) water-resistant gypsum backing board and more than 16 inches (406 mm) o.c. for 5/8-inch-thick (15.9 mm) water-resistant gypsum backing board.
ANSWER
ANSWER - It sounds like you are saying that your tiled shower that has leaked, which has resulted in collateral water damage, was installed with a gypsum green board and that it does not have a moisture barrier at the wall studs.Your problem is considered to be a latent defect that you can't be expected to have been aware of to do anything about it.
Sounds like the insurance company is saying that the problem is that your shower does not have an approved backer board substrate for the tile to adhere to and that is why they say it isn't covered by your insurance. Generally speaking if you have a leak in your house, even if the area wasn't constructed properly, that the insurance company will cover it. You should read your policy closer or hire a public adjuster who will act as your agent in dealing with the insurance company.
As far as your builder goes, he is responsible for his subcontractors' work. So if the subcontractor isn't in business any longer, then the builder should be responsible for repairing the shower. The tile should not have been installed over gypsum water resistant green board and there should not have been a moisture barrier behind the green board. Your builder should have been overseeing the tile installer's work and stopped the tile from being installed that way. Although if they had installed a proper type of backer board then there should have been a moisture barrier behind on the board over the wall studs.
