Inspecting The Roof
The roof cannot be adequately evaluated during dry weather, especially during long periods of drought, Consequently, roof problems might not be detected at the time of the inspection and might not be able to be detected until a significant storm comes along. Roofs are particularly prone to leaking after extended dry periods due to weathering, drying, and shrinkage of the various components of the roof (click here for helpful information about understanding your roof).
Walking on roofs
At the time of the property inspection, the roof was observed from ground locations using ladders, binoculars, and zoom cameras. Since property inspectors are not licensed in the State of Georgia as roofing contractors, I do not walk on roofs because of the inherent danger to me and the possibility of damaging the roof, particularly tile roofs and metal roofs. Additionally, as unlicensed professionals, I cannot obtain all the appropriate insurance (general liability, life, accidental death and dismemberment, and workers’ compensation) to cover me if I were to walk on a roof on someone else’s property.
Therefore, I just can’t, won’t, and don’t walk on a roof. However, I don’t mind knocking on a neighbor’s door to get a better view of your roof from their back yards, climbing on ladders wherever I can safely place one, walking around the neighborhood to find better vantage points, or even standing on top of my own vehicle or climbing a tree. I’ll do everything I can to provide you with good information concerning your roof, but the absolute best way to get an inspection of 100% of the roof is to hire a licensed roofing contractor. Only they have the appropriate insurance to be walking around on someone else’s roof.
Flat roofs
If the property you are buying has a flat roof, just go ahead and schedule a licensed roofing contractor to come out and look at it now before you close escrow. In our climate, flat roofs are the most problematic types of roof. Think about it. The roof is supposed to protect the interior of your home by directing rainwater to the sides of the house. So why would someone design a roof that basically is a swimming pool that will hold hundreds or thousands of pounds of water on top of you while you sleep? Granted, flat roofs can work, but be aware that they are the roof types that cause the most problems. Get it inspected by a licensed roofing contractor now, and then click here for information about easily taking care of your roof, regardless of what type it is, and preventing a roofing disaster.
Possibly the worst thing you can do for your flat roof is to store stuff on top of it (see Figure 1) or allow utility wires to lay loose on it (see Figure 2). The extra weight of storage items can cause the roof to sag, and, of course, water will collect in those sagging areas, ultimately resulting in a roof leak. Loose utility wires can scrape the roof during high winds, resulting in damage to the roof and the utility wires.
Figure 1. Materials stored roof. |
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Figure 2. Loose wires on roof.
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Figure 3. Vegetation in gutters.
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Figure 4. Vegetation growing in solar water heating panels.
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Figure 5. Vegetation growing on roof.
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Figure 6. Vegetation rubbing on roof and debris accumulation.
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Roof drainage
The roof drainage system (gutters and downspouts) helps keep water away from the siding and foundation, thereby minimizing structural damage and helping prevent water from undermining the foundation, possibly causing settling damage (ceiling, wall, and floor cracks).
If gutters and downspouts have not been installed on your house, I recommend having them installed so that they will be there during the unexpected rain storm. Gutters and downspouts should be cleaned regularly, certainly at least annually and before the winter rain season arrives. A good time to do this is when you set your clocks back in late October. Do not let vegetation grow in your gutters (see Figure 3), and if you have solar water heating systems on top of your roof, have them checked periodically so that you don’t get vegetation growing in them (see Figure 4).
Vegetation
Vegetation growing on your roof, or rubbing the roof, or vegetation debris accumulating on your roof is never good. If it’s growing on your roof (see Figure 5), then it’s roots are attaching to your roof, and roots can be very invasive in their never-ending search for water and nutrients. If it’s rubbing on your roof (see Figure 6), especially palm tree branches (see Figure 7), then it’s rubbing sections of your roof away, causing your roof to wear faster in those areas and ultimately resulting in a leak even though the roof as a whole looks okay. Vegetation debris (see Figure 6) results in acidic materials as is deteriorates which can eat through most roof coverings, again ultimately resulting in roof leaks.
Skylights and solar tubes
Skylights and solar tubes are prone to leaking, typically due to deterioration of the sealant and flashing at the roof location, and particularly if they were added after the house was built without re-roofing at the same time. If not done properly, cutting a hole in the roof is bound to cause problems during the rainy season.
Figure 7. Palm tree frond rubbing on roof. |
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Figure 8. Homeowner repair that didn’t work.
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Figure 9. Improperly blocked turbine vent.
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Homeowner repairs
There’s many reasons why roof work is expensive: (1) it’s difficult, (2) it’s dangerous, (3) it’s slow and requires diligence and care to do safely and properly. It’s generally not best to attempt roof repairs yourself, as was done by the homeowner who owned the property with the roof shown in Figure 8. The amount of time and money invested in that repair was simply a waste in three ways: first, it didn’t work; second, it looks absolutely ugly; and third, any prospective buyer is going to require that a proper job be done before buying the property.
Attic ventilation
Proper attic ventilation is necessary to help the roof covering meet its life expectancy. Many homes are designed by architects and engineers to function in specific environments using specific materials. When those materials are changed, or the home design is altered, there can be significant consequences. Figure 9 shows a turbine vent that was improperly sealed by the homeowner with trash bags. He was able to prove to me with receipts that the roof had been replaced just two years previous to the property inspection with a 10-year roof covering. Unfortunately, in our weather, the roof had simply burned up and looked like that shown in Figure 10; it needed to be replaced. Because of the homeowner modification and improper maintenance, the manufacturer of the roof covering canceled the warranty and the insurance company denied the claim.
There are several different types of attic ventilation, usually used in conjunction with each other. The most common are the vents at the ends of the house, called gable vents. Gable vents usually are used in conjunction with soffits vents, which are the small holes, squares, or rectangles under the eaves of the roof. Turbine vents, or whirlybirds, and static vents are installed on top of the roof, and a ridge vent sometimes is installed at the topmost peaks of the roof. None of them should be defeated by any means, but they should be checked regularly to ensure that they are working and not damaged. Make sure that the vent screens are in place; missing or damaged vent screens can allow unwanted wildlife to intrude into the attic space, resulting in unusual noises, damage to utilities or storage in the attic, and odors and health hazards from wildlife droppings.
Termite and pest control inspection
If the house has a clay or concrete tile roof, it is highly likely that the termite and pest control professionals will break some tiles when they tent the house for termites or inspect for other wood-destroying pests and organisms. Unfortunately, they don’t usually tell you this, and if you read their contracts, they typically disclaim any damage that they might cause. Therefore, there might not have been any damage visible during the course of your property inspection, yet you might have leaks somewhere down the road if the pest control inspection or tenting for termites was done after the property inspection.
Recommendations
- Recommend having gutters and downspouts installed if not present.
- Recommend inspecting and cleaning gutters and downspouts at least annually.
- Recommend monitoring roof function during and after rainfall and further evaluation by qualified roofing contractor if any problems are detected.
- Recommend monitoring areas around skylights and solar tubes during rainfall and further evaluation by qualified roofing contractor if problems are detected.
- If the pest control inspection was done after the property inspection, or if the house was tented or otherwise treated for termites and other wood-destroying pests and organisms after the inspection, have your property inspector or a licensed roofing contractor come out and make sure the pest control professionals didn’t cause any damage.
- Recommend having the roof (and attic) inspected at least annually.
- Recommend checking attic vents and vent screens to ensure that they are working and are not damaged.
- Recommend regular homeowner monitoring and maintenance.
If you have any questions about anything, simply contact me.
Thank you for using The Upscale Home Inspections Service.
www.upscaleinspections.com
