Roofing Issues

Issue #1

The middle bidder for the job used bathroom caulking compound on the roof valley to stem any leaks. Unfortunately this was unsuccessful. The manufacturer does not recommend a bathroom caulking to be used with metal roofing. This area along with several others had to be taken apart and remanufactured to eliminate leaks. The out of pocket cost was approximately $2500.00

Issue #2

A young home owner noticed that his roof was sagging. He called a series of contractors and was told the roof frame was weak and needed to be reframed. He solicited bids and the winning contractor attempted to reframe the roof. The owner became quite concerned when he came home and found them using a car jack to push up the sagging frame. He noticed that the workmanship appeared sloppy. After scheduling and appointment we found that that all of the “new rafters” were incorrectly cut and fastened to the existing frame. The end result was the contractor was fired, and the roof completely reframed by contractor #2. The work involved an additional outlay of $45,000.00.

Issue #3

If you see roof shingles in the roof valley’s the roof has failed. You might not see leaks inside the attic or home, but it going to very shortly. This roof and all of its flashing membranes were replaced by a competent roofing contractor, before significant damage occurred. The flashing, disposal and new roof covering was $7500.00.  No insurance claim, priceless.

Issue #4

 From the ground the new roof looked good. The contractor according to the contract was supposed to replace all flashings, including the chimney. Apparently nobody told the men doing the roof work. The chimney was patched with a mastic and started to leak two storms after the check cleared. What you are seeing is visible from a ladder only. Ultimately the roofer re-flashed the chimney at no additional charge to the homeowner.

Issue #5

This building has about 16 units. Every one had been inspected. Because the roof coverings were not directly accessible from the units inspected, all the inspectors indicated a not accessible roof surface. The roof surfaces were marketed as new. You are seeing what we saw. Caulking used liberally on a large portion of the 3 tab roof shingles. The roof was not new. These shingles and other membranes on the roof need replacement now. The last estimate I had heard was $28,000. All the owners are first time buyers, most working 2 jobs.

Issue #6

Water in the bricks induces mortar degradation and failure. When the bricks hit someone it is not a pretty sight. This building has edge flashing issues which reportedly have been addressed 3 times. I found them to be in need of a fourth and correct repair to stop exterior and interior damage. The competent roofing contractor removed the flashings and correctly installed them leak free. The cost for the correct repair was $1100.00. The previous 3 repairs cost over $7,000.00 total.

Issue #7

Based on my experience, painted chimneys are hiding something. This one has had chronic water leaks and mortar degradation. The damage exceeded the loose and flaking paint by quite a way down the face. The owners were lucky enough to be able to hire one of the better masons in New England. He and his men were able to take the chimney down to a sound level and rebuild it water tight for years to come without paste, paint or gimmicks. Cost was around $35,000.

Issue #8

The gentleman who lived in this house was about 80 plus years old. He couldn’t go to the top floor of the house anymore. He was selling to go off to assisted living. From the looks of things on the outside he had stopped maintaining the house about 12 to 15 years prior to my arrival. This picture is of one small segment of the roof and trim. The gutters are rotted out and missing. The fascia board is rooted out. Ice damming evidence is on the freeze board. In the attic we found that the rafter tails were rotted out up the slope about 3 feet.  A house in this condition is not for the weak of heart or the underfunded. Prices for repairs started at $700,000.00 and went up rapidly.

Issue #9

Slate roofing is known as the 100 year roof. In order to obtain a 100 year life the slate needs to be looked at and repaired generally on an annual basis. On this house the sate are obviously cracked and broken. What is not visible is that the hangers which hold the slate in place are also worn out. So, remove the slate, install new underlayment, replace the flashings for the skylights and valley then apply new/ replacement matching slate. For a small area like this around $8,000.00 to $10,000.00.

Issue #10

 Much like the old commercial about drug abuse, these are your wood roof shingles. These are your wood roof shingles after 15 years. They look like this because you have not maintained them. They are burned out and ready to leak.  Stripped off, correctly flashed and vented. Stainless steel fasteners used and for this size roof $18,000.00.