Hi all, my sister has bought the house and the seller had provided a property inspection report. The property inspection report states “the openings at the chimney flashings” and “improper kick-out flashing at the front roof to the wall connection to divert water away from the exterior cladding into a gutter system”, photos attached as proof. In the process of doing paper work to buy a house, our home buyer agent ordered a roof inspection. The roof inspector came and left really quick, then sent us a report via email. In the roof inspection, he states that:
Description of Roofing System and Condition:
This is a “Villa” style concrete tile roof, which has been installed without an underlayment, as per the manufacturer’s specifications at the time of installation. However, the current code requires a solid roof deck and a minimum 30lb felt underlayment. This roof is in overall fair condition materially and appears to have been installed correctly for the most part. The roof shows wear characteristics of being approximately 30 years old.
There is a build-up of debris in the valley between the garage and the house.
The pipe jacks are not properly sealed.
He did not mention anything about “the openings at the chimney flashings” and “improper kick-out flashing at the front roof to the wall connection to divert water away from the exterior cladding into a gutter system”.
I thought he did not do the job right, so I contacted my home buyer agent to let her know I am very disappointed on that fact that he could not find the problems that the property inspector found. My buyer agent had contacted him and asked him to re-inspect the roof. He said he does not think “the openings at the chimney flashings” needed to be fixed, it’s a minor issue and there is nothing wrong with his roof inspection report and refuses to come back to do the roof inspection. I don’t know what else he missed on the roof inspection. I think “the openings at the chimney flashing” allows water and moisture intrusion that would damage the ceiling and is not a minor issue.
My questions is “Does he do the job right?”.
Note: After receiving his roof inspection report, I expressed my disappointment about the roof inspection report to my buyer agent. My agent contacted the roof inspector and sent the property inspection report to him to show him that he missed some problems stated in the property inspection report on roof.
Nick it is not fair of what you are asking. First there are no pictures, Second things change from one day to the next, Third its not fair to comment about someones work when not there when preformed.
You seem to have a gut feeling so go with it as that’s reasonable and fair. Have 2-3 roofing contractors come out and give you a quote to fix what the roof inspector called a minor issue.
If I am reading this correctly it sounds like your sister did not get her own inspection, but relied on one by the seller. Who instructed her to do this, or was she just trying to save some money. Does she know that she cannot use the findings in that report, or at least, she should not be able to.
Second, If the realtor sent out the roof contractor she is not as liable as he is for any repairs.
Your sister now has a worst case and best case scenarios to help her decide what to do.
Inspector one says the roof is 30 years old and was installed according the standards of the day, which have changed, and points out some issues that should be fixed.
Your sister bought the house after this report(?). Inspector 2 says the roof is OK.
If the roof had failed there would be evidence of that.
Inspections do not fix problems, they just point them out.
Now that your sister knows there may be something wrong with the roof she call one to three qualified contractors for second opinions and quotes to fix it, or she can wait to see if the roof leaks.