Originally Posted By: dcarroll This post was automatically imported from our archived forum.
I will be inspecting a building with a flat roof for the first time tomorrow. It could be a Built-Up, Modified Bitumen etc. How do tell the age of a built-up style roof? What are some common things to look for?
Originally Posted By: Vince Santos This post was automatically imported from our archived forum.
I don’t know if it would be a good idea to try and determine the age of any roof. Life expectancy of Built up roofs is five to ten years for two ply and fifteen to twenty for four ply. MB roof membranes have only been around for about twenty years or so and their life expectancy is not well-defined.
Look for a coating of granules, foil, or paint for ultraviolet ray protection. Look for a lack of gravel which causes alligatoring, a breakdown and dehydration of the surface. I think poor installation is the main factor as they require a considerable amount of expertise to install properly. Look for water ponding too.
-- Desire is half of life, indifference is half of death.
--Kahlil Gibran
I was there doing a WDO only inspection. Supposedly their original inspector wasn't a licensed SPI, they changed mortgage brokers, and the new broker required a structural pest inspection. When I mentioned the roof the client said there was nothing in the original report about it. How is that possible? Even if you didn't walk this single story flat roof, the patch job was visible from the eaves. Are some inspections really that bad?
Of course, it may have been under water as the whole area around the chimney seemed to be a low spot as evidenced by the debris and staining. Hardly an excuse for not reporting it!!!!
-- Richard Moore
Rest Assured Inspection Services
Seattle, WA
www.rainspect.com
