reason to walk the roof

[Russel Ray]

My employees and I do not walk roofs, and we state so in our inspection contract, and we emphasize again that because we are not licensed roofing contractors and, thus, do not have appropriate insurance (life, AD&D, GL, workers' comp), we do not walk roofs. As I tell my Clients, we are generalists, not specialists. What that means is that we know something about everything and everything about nothing. So if they need someone who knows everything about roofs, they should hire a licensed roofing contractor.

With thousands of inspections in 5½ years, we have never had a roofing complaint. The lowest amount that a Client got for roof problems was $1,500; the highest was $73,000. I'd say we're doing a pretty darn good job without walking on roofs. Just my opinion, of course, along with that of my attorneys and my insurance providers.

[ekartal6]

I have emailed my dear instructor and have asked him to provide me with some documentation of these facts. I will post as soon as I get them. This is not the first time I've heard of this warranty provision. Any roofers/buiders out there?

[Stephen W. Stanczyk]

When we bought our last roof, we had a variety of roof types to consider. Each and every salesman had a reason to push their own product but it always came back to what "the other guy can't offer." That was 10 years ago.

One of our deciding factors on the type of roof we purchased was the warranty for the leading comp roof manufacturer in our area. There were just too many items that were excluded to even consider it a warranty.

Gale force winds......void......(gale force winds are only 32-63 mph)
traffic on roof.........void...... If you walk your roof, it was considered traffic.
any attachments not made at time of installation......void
self application.......void.....only professional installation was allowed.
failure to apply each shingle with 6 nails in areas where high winds MAY occur. So if they occur......voila.....no warranty. I mean what roofing company applies 6 nails to each shingle in a normal application?

This was just a sampling of the items listed in the warranty that was printed on the wrapper of each bundle of shingles.

I try to walk the roof when it is safe.

[wsiegel]

The only roofs I will not walk are new construction concrete tile or clay roofs. This will void the warranty.

That being said, not walking the roof is a dis-service to you client. I can cite roof after roof down her in Florida that are put on with various mistakes following the hurricane, even though they passed 'the city inspection'.

[ekartal6]

Stephen,

I have also read where "traffic" can void a warranty. That would be walking unless there's a car up there. I'm not saying (never did) that we shouldn't walk roofs - I do every day. My post was to inform that it may void a warranty.


William,

Not walking a roof is a dis-service to the customer? Most of us do walk roofs, but if I decided not to it sure wouldn't make me feel like I was cutting corners.

[Russel Ray]

Originally Posted by wsiegel

That being said, not walking the roof is a dis-service to you client.

Only true if you don't know how to manage your Clients' expectations.

Hey that was kind of fun using big fonts like that.

[ekartal6]

Well it looks like I was partially right. The home builder and not the manufacturer of the roof, can void the warranty if an inspector walks the roof during the new construction warranty period. Remember I said can. This comes from an inspector who is known to be one of the best ever. Hint: Lives in Florida and would be glad to assist you if you don't believe him.

Didn't any of you who perform 11 month warranty inspections know this?

[Marcel R. Cyr]

To Walk or not to Walk



Life Expectancy: The Inspector must exercise sound judgment when evaluating roof condition. The roof should have a remaining physical life of at least two years. If the roof has less than two years remaining life, then the Inspector must call for re-roofing or repair. The condition must clearly state whether the subject is to be repaired or re-roofed.
Snow Covered Roofs:
a. In areas where the snow is likely to lay for more than a few days:

1: The Inspector is required to make an extra thorough inspection of the attic and all visible roofing areas for signs of failing roofing materials.

2: If there is evidence of damage and/or leaks the Inspector is to condition appropriately for correction(s).

3: If there is no evidence of damage and/or water leaks. The borrower must be informed that the roof was snow covered at the time of the inspection and that it is acceptable to the purchaser without any warranty or guarantees.

4: If the borrower has concerns, they can request the seller to shovel the roof for inspection by a qualified roofer. If damage occurs during shoveling, it is between the buyer and seller to resolve.

b. In areas where the snow is not likely to lay for more than a few days a clear roof inspection is to be obtained prior to closing.

1: The Inspector is required to make an extra thorough inspection of the attic and all visible roofing areas for signs of failing roofing materials and call for a clear roofing inspection.

2: If the Inspector determines, due to unusual weather conditions, it is not possible to obtain the clear inspection prior to closing, then the purchaser and seller are to sign an acknowledgment that indicates:

i: The roof was covered with snow at the time of the inspection,

ii: The snow is likely to continue to cover the roof for several more days and that the roof cannot be inspected prior to loan closing

iii: This Inspection Firm makes no guarantees or warranties as to the roof’s condition.

This is an excerpt from FHA
I would imagine that if you do not walk the roof when you can you could be missing a few things, but on the other hand if you do in an area bigger than not, it would propably fly.

Marcel

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[Russel Ray]

Originally Posted by mcyr

The Inspector must exercise sound judgment

That leaves me out!

[ekartal6]

Marcel and Russel,

Thank you for comments. However I need to make it clear that original intent of this post was to discuss the potential warranty issue and not a debate on whether it's OK to walk roofs. Some have taken a spin on this thread and made it seem like I'm leading the almighty crusade against roof walking.

[Russel Ray]

Originally Posted by ekartal6

However I need to make it clear that original intent of this post was to discuss the potential warranty issue and not a debate on whether it's OK to walk roofs.

By not walking on the roof, one never has to worry about the potential warranty issue, right?

[Russel Ray]

Since I have known for a couple of decades that the roofing contractor and/or the builder and/or the installer and/or the manufacturer can void the warranty if there has been traffic on the roof (I was a licensed roofing contractor in Texas), I don't walk on roofs.

Imagine this scenario, which is not beyond reason here in San Diego (since my attorneys brought it up when I bought this company):

I did the inspection in October on a house built in 2005 and walked on the roof to make sure everything was okay.
Now it's Thanksgiving Friday, time for mommy and daughters to go do the Christmas shopping and dad and sons to put up the Christmas lights, snowman, Santa and sled, etc.
And where do Christmas lights, snowman, Santa and sled, etc., go?
On the roof.
So dad and sons get up there and spend the whole day, about 8 hours, walking around on the roof. Then they take the lights and decorations down on January 15, and the last winter rains arrive on January 22. Oooooops, there's a leak.
The roofing contractor comes out, looks at the roof, determines that there has been traffic on the roof and voids the warranty. Dad determines that the only one who's walked on the roof was the home inspector last October, so he must be liable for the leak and the cost to repair, not to mention the cost to repair any leaks for the remaining life of the warranty.

Even if ultimately I prevailed because the next Christmas I drove around the neighborhood, saw all the Christmas lights, and stopped to ask if Mr Neighbor had the same lights and decorations on his house last Christmas, the fact that I was having to spend time, money, and effort defending myself is a place that I just don't want to go.

In California, only licensed roofing contractors should walk on roofs, and, quite frankly, I believe the same is true in any other state that has licensing for the roofing profession.

[ekartal6]

Thank you Russel.

I knew some roofing dude would chime in.

[jvogan]

I have to agree with Russel on this one. And I was a roofing contractor for several years in Atlanta. If there were no leaks prior to you walking a roof, there VERY well may be AFTER you walk it...especially in warm climates, where the shingles get soft...and cold climates where the shingles get cold and brittle. I am not saying I have never walked a roof...I have...but only after spotting a potential problem from the ground. I feel I get as good of a roof inspection from the underside, in the attic. That not only tells me what condition the current roof is in, but if there were any problems with any roofing in the past.
I got on my own roof last fall for my semi-annual cleaning of my flue from my wood stove.....and had to patch a hole in my kitchen ceiling from the nail that I shoved through a cold shingle from walking on it. Like Russel said, just make sure you disclose whether or not you walk the roof, and most importantly, WHY you don't. And remember, if you do walk the roof, and the seller can testify that there were never any leaks in the roof prior to your inspection, and you didn't find any leaks during your inspection, but it leaks now...well....you might have just bought a roof leak.....

Just my opinion....now you can let me have it!!!

[Russel Ray]

Originally Posted by ekartal6

dude

Dude?
Me?