You got any photos from the roof?
Did you lift the corners of the tabs? Were they loose or no longer secured?
Well that’s a defect right there.
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Todd, heres an idea. Get two more roof inspections…
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The roof is 5 years old, and a roofer says it is only going to last another 5-7? So much for that 30 year warranty!
As to the issue that you correctly pointed out, for whatever reason, the shingles are not properly adhered and as a result, during a high wind event they may come off. Make your recommendation and move on.
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Not all shingles loose 100 percent of adhesion, as well, it depends upon the slope of roof. The weight of the shingle provides adhesion. The more the slope the less chance of good sealing strip adhesion.
Winds blown in dust & Atmospheric grime cover the sealing strip preventing shingles form optimal adhesion.
Shingles lifting as pictured is NOT normal in my area. Rain, especially, wind driven may go where it wouldn’t on a properly adhered shingles roof. They are also more susceptible to wind damage (as others have stated). It is impossible to predict what will happen or how long they will last in such condition, but it’s definitely not normal. Get a second and or 3rd opinion from experienced, honest, roofer. Too many hacks out there in all the trades! You can also ask the 1st roofer if he is willing to put in writing that there is nothing wrong with the shingles as pictured with his license # after he inspected them.
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Todd I think you’re trying to defend your opinion and report on the roof, as opposed to sucking up to a realtor as some have suggested. And for what it’s worth I think you’re right. Those curling shingles will be prone to wind damage and it is likely that the roof will fail prematurely.
If you have had a good working relationship with this realtor, and they have trusted your opinion in the past just point back to this obvious defect. There is no good reason for a 5 year old roof to look like that. That “roofer” already predicted a shorter life than expected.
I think your best strategy is to keep it simple, don’t get lost in technical trade jargon, especially when there seems to be some ambiguity about causes. If you had seen missing shingles it wouldn’t matter whether a regular thunderstorm or a derecho was the cause. A roofer could say that it was a freak storm event that blew the shingles off, but the roof would still need to be repaired.
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That is BS!
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I would call that out all day long. Especially to prevent wind uplift. 50 mph winds (or less) would rip those off.
Around here, 3 tab gets 15 years. Arch get 20-25
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Don’t let who you are doing an inspection for dictate how you proceed with your report.
What Jeff said!!
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Just to complicate things…these look like they could be nail pops from here. So there is yet another “not cosmetic” defect.
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I have seen architectural roofs destroyed with just 60 mph winds because they weren’t sealed, let alone 3 tab…
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Hey Todd, those shingle have had four maybe five summers to adhere and have failed to do so. I would take the advice of the other members on this thread and recommend a couple of other roofing company’s opinions.
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Wow!!!
At least we can get 20-25 here in Fl.
Oh, I am in Florida too. I have never seen 3 tab shingles last longer than 15-20. If they are still on after 20, they are trashed.
And most insurance companies won’t insure past 15.
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I think I’ve got my answer. I was simply trying to learn more about this particular defect.
When a roofer says something like this is cosmetic, obviously I want to dig in further and make sure that in the future I’m not saying something a serious problem when it’s not. My instinct was that he was wrong but it’s my word against a so-called professional.
The agent had no problem with what I said and appreciated the follow-up.
The background on this is that I have found that I’ll report things as defects according to my training, only to have a contractor go tell the agent that there’s nothing wrong and then the agent loses confidence in my abilities.
The underlying problem is what someone else said on here, is that there are too many hacks calling themselves professionals. A licensed in one of these trades apparently doesn’t count for much.
This week I had two foundation contractors arguing with each other over who was right. The agent threw up her hands and didn’t know what to do.
I’m just looking for the truth.
Todd Thuss
Inspector/Owner
Integra Inspection Services, LLC
256.542.1049
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Afternoon, Todd.
When you say the shingles are not adhering to the shingle below you might be mistaken. Shingles are sealed to one another via (Clear Cellophane Tape self-sealing Strip) covering mastic. The sealing strip is on the back of a shingle running laterally, about half way up the back of the shingle and coated with Clear Cellophane Tape. Over time with heat, the Cellophane melt and the mastic adhesive adherers to the surface below.
When you see tabs lifting, or curling under is not because the sealing strip is not adhering to the shingle below. Shingle tabs rest atop the shingle below via weight and the rigidity of the shingle.
Most issue are caused by repeat, prolonged moisture. The ends dry out causing curing, cupping, clawing.
Be on the lookout for class action lawsuits. Ask clients do they have an invoice and roof covering warranty. CertainTeed Class Action Says Shingles Deteriorate Early.
What Is That Shiny Plastic Film Strip On Shingles? Sealant protection … GAF adds a thin plastic film to keep the sealant from activating while in storage and shipping. This film is protecting the shingles from sealing together while in storage but does not align with the sealant adhesive when the shingles are installed.
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Thank you for the correction.
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Too often, there is a conflict of interest between the contractor and the seller/agents. Just today at an inspection a listing agent called the seller’s contractor because the inspector called something out. When the contractor showed up to look at the issue, he said there is nothing wrong. Fixing the issue would cost the seller more money, so the contractor is likely to side with the seller and throw you under the bus. Too often, the contractor is on the seller’s side, especially if he is the one that worked on the house to begin with 
You don’t expect him to admit a mistake was made and or a corner was cut? Next time try calling your own contractor and see whose side he will be on Real Estate is a very very shady game.
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Something else to inform your client about & why it is more than cosmetic, is that most insurance companies will consider this zippering condition to be pre-existing from when the client’s new policy was written & deny any claim of wind damage that your client may have in the future.
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