Roof Report Statement

1

Friends

I’d appreciate your feedback on the following situation.

During a roof inspection, I observed two layers of roofing material, with a newer layer installed over an older one. I also noted that asphalt shingles were used to patch over the roof vent pipe flashings. The homeowner informed me that the seller claimed the roof was new but provided no roof inspection report to support this. The homeowner now wants me to confirm that the roof is not new, estimate how long it will last, and provide a cost estimate for replacement, as she intends to pursue legal action against the seller. I maintained my professional stance, explaining that the roof has an overlay of roofing material. I also clarified that a complete roof replacement would involve removing all old layers down to the roof deck, installing new underlayment, and then applying new roofing material. I don’t think I am in the position to offer cost estimate and life expectancy of the roof. Further more, it seems like doesn’t make sense for me to state that 2 yrs ago the roof was not a new one. Do you guys agree?

Thank you

1 Like
2

Agreed that you have done your job! Now your client should be looking to a reputable roofing company for the answers she wants.

9 Likes
3

Run, Forest Run.

I would not do any of the above knowing she intends to sue.

11 Likes
4

Will you share pictures with us?

3 Likes
5

(Bullet numbers added by me)

Number 1, not too hard to do usually.

Number 2-4, not interested.

5 Likes
6

IMG_8742
IMG_87421920×1440 406 KB

1 Like
7

The roof is new, as a roofing contractor from 1993-2008 I personally did thousands of re-roof (over lays) whatever you want to call it. But in fact the roof is new, and most everywhere in the world that installed shingles, there is nothing wrong with 2 layers being on a roof. It is also allowed per shingle manufacturers. I have torn off many roofs where there were 5-8 layers of shingles with a layer of cedar shingles over space decking.

You really did not need to escalate the matter in your report. Go out and talk to some old school roofers, then rewrite your roofing narratives.

Also a 30 year shingle will never last 30 years, a second layer of shingles will last just about as long.

The only issue with it might be insurance, but most will cover a 2 layer tear off if there was hail or wind damage.

The cost to replace it can be anywhere from $200-400 a square. A square of roof is 100 sq feet btw.

8

I don’t know your state rules, but in Indiana, sellers are required to disclose the age, damage, leaks and number of layers. If the buyer(homeowner) feels the sellers deceived them, your report should have already answered 3 of the 4 questions. I agree with @escanlan, you’ve done your job.

2 Likes
9

I agree with @escanlan as well, you did your job and your client should be calling a qualified roof contractor for further investigation.

2 Likes
10

Thanks Emmauel

1 Like
11

Thanks Brian for your input

1 Like
12

I didn’t do and of the 4 since I felt it was out of my scope of work

2 Likes
13

Thanks William for your input. You are an experienced roofer. The roof structure look week to me from inside attic

14

Thank you Richard

15

Thanks Kevin

1 Like
16

Due to storm damage, I’ve had three new roofs installed on my home since 2011. I have zero roof inspection reports to support this. Nor can I estimate how long the last one will last.

They are asking for the moon. Don’t give it to them.

4 Likes
17

Does this mean you were doing only a “roof inspection” for this client?

3 Likes
18

I was just curious what the completed roof looked like.

3 Likes
19

The OP appears to be intimating that the latest layer of roofing was applied 2 years ago. So in your opinion at what age is a roof no longer called “New”?

1 Like
20

I would go to the County website and see what the permit record say. I do know in Florida two players of asphalt shingles are allowed. I wouldn’t recommend it but it is allowed.