Good day! After watching the videos in the Inspecting Tile Roofs Course, I recently performed a mock inspection at a friend’s house in Broward County, FL. The roof is cement barrel tile and was installed in 2006. I examined the roof valleys and did not identify the installation of metal flashing in the roof valley. I found a location in the valley where the opening was wide enough to get a look and feel. I observed and felt a membrane only. Should this be written up as a defect? I decided to get another perspective of the underside of the roof from the attic. The sheathing showed no signs of water intrusion. Is it possible for the metal flashing to be installed under the membrane? Thank you very much for your input.
Being as you are in FL, there may specific regulations regarding what you are talking about that may not apply all over the US. Maybe some FL inspectors can chime in. @dhorton2 @mgoldenberg @sfetty are a few regulars in the forum.
BTW, it’s always a good idea to post pictures so others can better understand your situation.
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I appreciate you responding to my post and uploaded the photo that I took.
What’s to say there is not metal flashing under the felt underlayment?
Any images from further back please, Egal?
That looks like “S” tile, not barrel. The membrane/seal is exposed.
I think there should be 16" metal flashing.
I’ll put Dave on the spot, he will know for sure.
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The metal “could” (or could not) be installed under the underlayment, check at the eaves, (the metal should extend beyond the drip edge) and also if there was valley flashing installed there is typically valley flashing nails visible protruding through the roof sheathing in the attic.
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My apologies… You’re correct. It is S tile.
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Thank you for the tip, Dave! I took a look at the eaves and saw the flashing protruding slightly beyond the drip edge. Is the lack of metal flashing in the valleys noteworthy on a roof that is almost 20 years old with no signs of a leak?
It’s hard to tell from the pic, but it looks like metal at the eve. Standards back to at least 2004 call for flashing to be installed at all changes in roof slope (FBC 903.2 Flashing and 903.2.1 Location or 1503.2 and 1503.2.1 for HVHZ) . The flashing does not have to be metal, but metal is the most common flashing at valleys. It hasn’t leaked in 20 years… I wouldn’t make it a grave concern. The roof is 20 years old, I would be concerned about it at or near the end of it’s life span.
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Thank you!
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At or near life expectancy for a tile roof? I hate tile roofs in Florida. They have more damage and leaks than any other type. With that being said If there is no indication of leak or damage I wouldn’t say a 20 year old concrete tile roof is at or near life expectancy. The point of having a tile roof is its longevity, asphalt shingles..okay 20 years, a tile roof? I don’t like them but you can replace a tile or fix an issue. Does not necessarily mean the whole thing needs to be replaced.
unless the insurance company refuses to insure it…
This ^^^^^^^ good stuff.
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