Tile Roof Inspection
An inspection of the roof showed that the tiles were made of a concrete material, and had some slight discoloration that was most likely due to age.
Tile Roof Observations
In the picture and to the left, it can be seen that trees and bushes are in contact with the roof. The client will be advised that these bushes should be trimmed back so that they do not cause retention of moisture and subsequent moisture problems in that area. Additionally, sidewall and headwall flashing does not appear to be present. While an inspection inside the house and inside the attic did not show any signs of moisture penetration, the client will be advised of the risks posed by such a roof installation.
In the article entitled Mastering Roof Inspections: Tile Roofs, Part I by Kenton Shepard and Nick Gromicko, the different profiles and types of tile roofs were described in detail. Because I live in an area where tile roofs are very popular, I chose this article. The first fact I learned was that bird stops are recommended for medium and high profile roofs. This is significant because, I have seen a number of roofs that have not had these installed, and know from experience that birds and rodents can cause extensive damage to roofs and attics. The next fact I learned is that some tile roofs may be made of metal, but have the appearance of concrete or ceramic tile. This is significant because if I see such a roof in the future, I need to be aware of the fasteners used, since any fastener with the potential to rust or cause galvanic corrosion should be avoided. The final fact I learned from this article was that both concrete and clay tile roofs can withstand winds of over 125 MPH if installed correctly. This is significant because I can advise clients that such roofs may have advantages over other types of roofs in Florida where hurricanes can and do occur.
This was an inspection of a single family residence roofing system. The tile was noted as flat concrete. Upon observation, the roof penetration of the plumbing vent pipe was shown to have damaged flashing. I recommended repair and replacement by a licensed contractor.
I choose the illustration of the person climbing the roof. This is a subjective subject for me because I typically will either view roofs from the ground on a ladder or using the Spectoscope, which allows for safer viewing of the roof while obtaining detailed photos, as if I still walked the roof.
During my inspection of this tile roof I observed of this tile roof I observed the flashing for the gas fireplace venting. It was installed properly with the bottom edge on top of the clay tiles and the upper portion underneath the tiles. The metal was also bent to match the profile of the clay tile. This is a good installation.
while inspecting a tile roof structure and walking the roof i observed a defect at a vent cap located on the north side that was improperly flashed and had an open air gap into the attic immediate repair is recommended
i have chosen the topic of proper attachment of a tile roofing system i learned that copper nails are the best followed by stainless steel and the thickness of the underlay is a very important factor when inspecting tile roofs
Tile roof inspection. Here is a typical type of tile roof installation on a home you would find in Florida. From this view I would be looking for any signs of possible damage from wind and possibly hail. If this was a home situated on a golf course I would be looking for possible damage from golf balls that could also be mistaken from hail damage.
Clay tile roof. The most common types of clay tile roof systems are S-style and Barrel types of clay tiles. An inspector would be looking for damage cause by debris and poor installation methods. Most damage can be caused by tree and even if the home is on a golf course by golf balls.
This is a picture of properly installed tile roof we can see the malleable material under the tile and it’s weep holes for water drainage you can also see that the hips are properly mortared to prevent moisture intrusion and will help extend the life of tile roofing.
Knowing how to properly walk on concrete tile roof is important to not damage or cracking the tiles it is recommended to walk on the headlamp which is the 3-inch butt of a tile. If a tile is broken or cracked it should be noted and replace
While no clay tile roofing in this area (at least what I’ve run into)the attached images shows a boot which has been pushed/pulled up. This condition can allow water to penetrate the roof decking, and cause internal water damage. Recommend repairing/replacing by a qualified roofing professional.
Underlayment can provide temporary protection while the roof is being installed.
This water resistant layer protects the sheathing from the moisture which penetrates the shingles, as they are not water proof. Underlayment will protect the roof from water in it’s liquid form, but allow water vapor to pass.
In Florida many homes have tile roofs, while inspecting these homes it is important to be able to correctly identify the tiles profile. There are several different profiles for tiles such as flat, low profile, medium profile, s-type and interlocking. Each tile offers different visual aesthetics as well as durability.
During tile roof inspections there are many things that the inspector should be on the lookout for. Defects found on Tile roofs include chipped, broken and missing tiles in addition to improper flashing. Also at the end of barrel tiles the inspector needs to insure that the bird stop is in place and the mortar joints are in good condition. Additionally the inspector should take the time to look in the attic if possible to examine for signs of active water leaks at the valleys and any roof sheathing penetration.
This cement low-profile interlocking tile roof has birdstops installed along the eaves. The roof cap ridge is well supported with mortar at the joints, overlaps and edges. There are weep-holes predrilled in the birdstops for drainage. This newer roof appears to be installed properly with no noticeable defects.
Inspection of a Tile Roof. Tile roofs, generally should not be walked on, as they can be very easily damaged by foot traffic. Instead usa a ladder at the eaves or view from the ground (maybe use a telegraphing pole & camera).The inspector should pay particular attention to the following potential issues:
Broken or missing tiles; tiles that have moved out of position; indications of previous repairs; signs of moisture exitimg the roof from under the tiles; missing, damaged or rusting flashings; missing or damaged bird and/or pest barriers.
A number of properties we perform annual mortgage inspections on have O&M plans for Asbestos. During the Management Interview, many of these contacts have no idea that their roofs contain asbestos. They assumed that asbestos was limited to kitchen floor tiles and piping in boiler rooms (stock photo).
Asphalt Shingle Deterioration:
Many of our inspections occur in the Pacific Northwest where moss and mildew growth on roofs is extremely common. One common solution is for properties to install zinc strips on the roofs which react with rain water and inhibit moss growth.
This is a picture of open valley area that was leaking. First all the tiles and ridge caps were removed and a granulated peel and stick membrane was put down. The tiles and caps were re- mortared back into place.
