The mastering roof inspections part 1
As an inspector I decide if the roof can be waled on without damaging the roof materials or breaking some roof tiles which I have learned not to walk on tile roofs so i use a drone to check the tile roofs and or I use binoculars and do my best to see the roof for any defects and I usually all the shingles because its usually quicker and easier to see if they are showing signs of wear. The roof in part 4 i make sure that the roof is in good condition and is not showing signs of early wear and that the roof valleys are installed properly and the flashings are installed and sealed properly so what I am looking for is where can water enter then that allows me to see in the attic at where I should be looking at and usually i see leaks or swelling of the sheathing.
First essay: Unvented roof assemblies
Unvented roof assemblies are a controversial design. They consist of an insulated air tight attic space along with a well sealed house envelope. This is to prevent any warm humid inside air escaping to the uderside of the roof deck in the hope of avoiding the formation of condensation. Some of the positive aspects that proponents promote are enhanced comfort, protection against certain moisture issues and energy conservation. On the flip side opponents argue that asphalt roof coverings, due to excessive heat will fail prematurely, building codes in certian juradictions may make it difficult to construct in and ice dams are more likely to form in cold climates.
In the photo the water table on the second floor does not have a drip edge flashing installed. The rafter tails have not been completely painted either, leaving them and OSB sheathing exposed to moisture.
On the first floor the exposed rafter tails seem to have been constructed to be boxed in and then the soffit and fascia where taking off to get the look of exposed rafter tails. As above there is no drip edge flashing, exposed untreated rafter tails and OSB sheathing.
Second inspection : Wood decay
Is caused by wood decaying fungi which is attracted to moisture. Wood that, starting around 25 to 30% moisture content promotes mold spores to colonize. Two common types of decay will start to occur bown rot and white rot. Dry rot will not happen due to the fact that it is only decayed wood that has stopped decaying and dried out. Wood decay can happen just about everywhere there is untreated wood and moisture intrusion. There are few decay resistant wood types that are of exception. When inspecting for wood decay it is best to have a tool for probing like an awl or maybe an ice pick. Some examples of areas that should be checked are, untreated wood to close to the ground, around decks, doors and windows also places with improper or no flashing along with other places alike. Using proper materials, proper installation of such and regular matainance and inspection can help reduce wood decay in a home signifigantly.
The image attached to this post is of a manufactured chimney. It services a wood burning stove. I inspected it from the ground. I did not feel comfortable using a ladder reason being, the ground below was sloping, frozen and icy. I observed no rain cap to protect the flue interior. I observed what looked to be a metal cover over the chimney enclosure to be lifting at one corner. I could not see the roof sloop side of the chimney from the ground very well. The vinyl siding was sitting on the metal roof. It also looks like the metal rake is a little lose on the last screw at the overlap.
This image is of the roof covering. The roof is covered by three tab asphalt shingles. The shingles are fraying at the corners and the aggregate is washing off into the gutters. These shingles appear to be near the end of their service life and the homeowner should consider replacing them in the near future.
Ceiling Fans: A ceiling fan is installed to provide comfort in a room by circulating the air. A common problem found with the installation of ceiling fans is that the homeowner has replaced a standard light fixture with a ceiling fan without installing an electrical box designed to carry the extra weight of the fan.
Central Humidifiers: Central humidifiers are installed to humidify the air for the comfort of the occupants. They are typically installed directly into the homes plumbing and forced air heating system.
I read the article Roofing underlayment types and Mastering roof inspections, accessing the roof part 1. These are both great articles that provide important information for a home inspector. I found the section on synthetic underlayment interesting. I was unaware that to date, there are no applicable ASTM standards for these products. Also that many synthetic underlayments don’t meet current building code requirements. These products appear to have become popular here, in the Southwest United States. I’ve seen them being installed on quite a few new home roofs.
This is a hip roof with 1 layer of asphalt shingles. Do to the weather and the condition of the roof, inspection was done from the back of my truck. The shingles are flipped on the end, missing aggregate and should be replaced. Notice the mold on the vinyl siding.
Inspection of roofing and gutter system from the ground. Gutters appeared to be sloped properly toward the downspout which was terminated to underground and out of view to make appropriate observation. Step flashing visible between gable and horizontal alum siding. Approximate age of shingles is 15yrs according to homeowner. 3 tab asphalt shingle. They appear to have signs of wear, curling on edges apparent. Replacement in near future recommended. Would recommend further evaluation by licensed roofer.
I always thought that ice dams were formed because the gutter was not allowing water to flow fast enough before it froze. After reading the ice dam article I now realize the cause of ice dams and how destructive they can be to a home.
This leads directly to the attic insulation article. This is a classic example of how one component of the house directly affects another. Simple steps can be taken to properly insulate the attic to not only help avoid ice dams but to increase the efficiency of heating and cooling the home.
Just did an inspection for a metal shed type roof. The chimney had a cricket and proper step flashing. The skylights and roofing boots had adequate caulking with no visible leaks throughout the home. Gutters had some debris and recommend proper cleaning. All in all good roof with no signs of problems at this time
This essay is on acid rain and the effects that it has on building material used in residential and commercial buildings. Acid rain is produced by emissions from fossil fuels contain high amounts of nitric and sulfuric acids that bond with other natural occurring acidic airborne particles. Precipitation including snow, and also dry deposits, which include smoke, dust, that have a high acidic content stick to building surfaces. The results include corrosion of many metals, and deterioration of certain stone and paints. These facts are good to know as it increases the awareness for maintenance on buildings containing material susceptible to damage from acid rain, and perhaps as something to consider when choosing more resistant material for a new building or an upgrade to existing buildings.
This essay is on mastering roof inspections, asphalt shingles, section 18. In this article further investigation delves into incorrect type of flashing installation found and then is explored. The commonality of finding a single piece flashing installed, particularly at 2nd floor sidewall and where the roof meet locations. The article instructs the inspectors to confirm that step flashing was employed and is the correct way to install flashing. Other methods such as a single piece of flashing or step flashing laid over the roofing is a defective installation and will probably fail. Additionally the use of sealants in lieu of flashing is also a defective installation method. In situations such as this where the expense for remedial work is great the inspector can recommend yearly inspections and reapplication of sealant if necessary; however they should recommend to the client that at some point in the future to correctly make the repairs, will be costly.
this article is on roofing underlayment types . As an interesting fact about roofing underlayment failure, the asphalt material can fail due to poor quality, but there are ASTM standards that must be followed when manufacturing this material. There are other causes of failure like walking on it, uv damage ect. As other materials become more useful, this material will likely not be used in the future.
here we have a roof that has failed due to weather extremes. they have started to curl and crack due to uv damage. This kind of failure is common on many roofs that I have seen. The weather extremes can take a 20 year shingle and turn it into a 5 or 10 year problem down the road.
I was inspecting a roofing and gutter systems of a 1960’s home. The gutter not only needing cleaning, but it had become detached from the house. Ice was seen forming on the edge the asphalt shingles. We can see how when one system fails it can cause further damage to other systems in the house.
I am still unable to attach pictures, I have talked to
Lisa about this and she said she will fix the problem.
I have a picture of a very high 10:12 slate roof. Overall it is very good condition. The metal ridge cap need a coat of paint as it is rusting. There are a few shingles that have dropped down a few inches and need to be repaired. The reason for their dropping is that the nails have probably rusted through thus only friction is holding them in place.