International Association of Certified Home Inspectors
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| Exterior Inspections Contains discussions about the exterior portion of a home inspection. This includes roofs, gutters, downspouts, decks, patios, windows, etc. |
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#1
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I dont see this type of roof very often.
Is it a cement tile and what is the life expectancy? There was staining all over the ceiling & attic. I recommended a professional roofer that specializes in this type of roofing. What type of underlayment is there? It appeared to be leaking at the valleys/flashings but also at other areas. Thanks Dave |
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#2
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Dave,
It is installed wrong, you don't parge the valley. Dale Duffy Inspect Arizona Companies, Inc. Phoenix Commercial Building Inspectors, Inc. Phoenix Thermal Imaging, Inc. Infraspection Certified Thermographer 602.402.5305 Home Hints eNews
InterNACHI 2007 U.S.A Member of the Year National Association of Commercial Building Inspectors, Inc. |
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#3
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Hi Dave,
Yes it is a concrete tile roof, but you need to remember that with this roof system that the tile is not the whole picture. The tile is desgined to shed 90 odd % of rain water but that the underlayment is actually the impermiable membrane. That is normally a hot mopped or torch down roll roof. The problem with these roofs is that the underlayment and flashings will fail long before the roof tile does. That roof will probably be an expencive tear off and reroof to fix. Regards Gerry "To realize our true destiny, we must be guided not by a myth from our past, but by a vision of our future." (Mark B Adams) Commercial property Inspection Tampa, Orlando, Sarasota, Jacksonville, Ft Launderdale, Miami, Florida. NACHI cell 484-429-5466 NACHI02121106 |
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#4
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Thanks
I thought that even though the tiles look good that will all the staining that the underlayment was a potential problem. The sellers disclosed as being fixed. I just smile as they used about $5 worth of tar. I told my client about 5X to have a specialist examine the roof/valleys/ect. Thanks Mates. |
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#5
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Dave,
To tear off, install new membrane, reinstall flashing, fix any minor sheathing problems and reinstall tiles cost about $10,000.00 for a 2,000 sq. ft. home here. Dale Duffy Inspect Arizona Companies, Inc. Phoenix Commercial Building Inspectors, Inc. Phoenix Thermal Imaging, Inc. Infraspection Certified Thermographer 602.402.5305 Home Hints eNews
InterNACHI 2007 U.S.A Member of the Year National Association of Commercial Building Inspectors, Inc. |
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#6
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About the same here. Must be the climate.
NACHI 2005 U.S. Member of the Year
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#7
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Please Note:
lewens is a non-member guest and is in no way affiliated with InterNACHI or its members.
Ah yes
And the manufacturer will say that the roof covering will last indefinatley. Again we are right back to bad installation practices. EIFS anyone? Larry |
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#8
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It appears that this was not the original roof, if you check the last photo (attic), it shows that the roofing is dimentional wood, to me, it means that the original roof was probably some type of wood shakes. When the new roof was installed, it was not installed properly, and this would cause leaks.
Vladimir Las vegas |
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