I’m sure it’s varied by geographical area… but what are some of the most common Roof Defects found in your area during a Residential Home Inspection?
As I’m surrounded by vast amounts of Concrete Tile… day after day, I’d say the most common defect I find in this roofing system is lack of maintenance, including gaps/voids around plumbing and heat vents, metal valleys impacted with debris, cracked/slipped tiles that have allowed the membrane below them to become damaged by sun/elements. Installation defects aren’t too hard to find either, you can usually find ridge tiles acting as a bird’s mouth for water under the tile system.
The toughest part of inspecting in-place concrete tile roofing systems is that fact that the membrane is concealed below the tile. I’ve gotten familiar enough with these systems that certain ages of homes are likely closer to the “edge” of their service life, but… catching a glimpse of the paper below can be very informative, as would be the condition of the underside of the sheathing. Especially on a 30+ year old concrete tile install.
As we also have a fair amount of composition roofs here as well… I find a lot of “shiners” along the perimeter and ridge/hip that are begging to be covered… along with the typical stuff.
What are common roofing defects in your area that you across day in and day out… along with “stuff” that’s not so easy to spot?