Water Dripping Down Siding

[Aaron Lancaster]

I own a two-story duplex where water constantly drips down the siding, even when it hasn't rained for days or weeks. My property manager had someone inspect the issue, and they initially said the AC unit was the problem. They claimed the compressor was overworking, used an outdated refrigerant that’s no longer available, the indoor coil had a cracked pan, and the system was beyond repair. So, I replaced the AC unit.

However, the water dripping outside persisted. My property manager then sent another technician who said the gutters need to be cleaned and recommended installing leaf guards around the entire duplex, along with larger downspouts and overflow guards, for a total of $3,013. This seems excessive and overpriced, especially since only the front of the building has the water issue. The sides and back are one-story, and I can easily clean those gutters myself during turnovers.

I’m also considering that periodic gutter cleanings might be more cost-effective than following the tech's recommendation.

Does this quote and the suggested work seem reasonable? Any advice on how to proceed would be greatly appreciated.

[Matt Devincenzo]

Consistent dripping suggests (but doesn't guarantee) that the water source is consistent. Clogged gutters slowly dripping could be the source, but you don't need to upgrade them to find out. Just have them cleaned out for now and then you can see if that resolves the issue. At least that way you can feel confident that the additional leaf guards etc will truly prevent it from happening in the future. 

But since this is consistent I'd also consider an actual plumbing drain stack leak. If you have a drain stack that the 90 has cracked or worn a hole, then you could get consistent leaking at the point where it changes direction. Another could be if you have a pinhole leak in the supply line...I'd be less inclined to assume supply just because it would probably be so wet that you'd have interior damage and a much higher water bill. But I wouldn't rule it out. Thermal scan is the way to find exactly where the leak starts and then open up to see what's inside, A/C condensate line, plumbing drain, water supply...gutter overflow or even a roof leak running a rafter/truss...it could be any of those.