Roof Inspections Identify Problems

Roof Inspections will frequently alert the home owner to the condition of the homes roof.  Whether it is about to fail or an estimate of the remaining life expectancy.   Many times a section of roof is not visible from the ground and the potential home buyer may not be aware of failing shingles that may require replacement in near future.

Roofs are expensive to repair and replace and know the condition of your new homes roof is why you require a professional home inspection.  We inspect asphalt composition shingles, metal roofs, wood roofs and flat roofs whether tar gravel, composite or membrane.

Asphalt shingles used ti have a life expectancy of between 15 and 25 years. With age, asphalt roof shingles will begin to cup either up or down. They will blister and have granular loss.  Today’s shingles are made of fiberglass, and although touted for longer life, they only usually last 15 years.

The Barrie Home Inspector  will inspect your entire roof and includes pictures of shingles, flashings and deficiencies in a computerized report.

One of the common entry points for water is through the roofs flashing.  Flashing is typically sheet metal designed to prevent water from penetrating behind the roofs protective covering.  Flashing is usually nailed and caulked to exterior walls and sometime protected by a cover flashing.  When getting quotes for a replacement roof always remember to ask if the price includes new flashing.  Older flashing is unsightly when rusted and riddled with nail holes from multiple roof installations.

All modern shingles manufactured in North America have mats made of interwoven fiberglass strands, so you may also hear them called “fiberglass” shingles.  A modern shingle consists of a fiberglass mat embedded in asphalt, and covered with granules on the surface that faces the weather. The mat, asphalt and granules act together to form a durable, flexible and waterproof assembly.

As part of the roof inspection we look for the following:

Cracked caulking on flashing –  This can allow water to enter behind flashing and damage wall components and sheathing.  If left unchecked water can enter home doing damage to insulation and drywall and even creating a possible mould problem.

Shingles Curling or Blistering –  This is a warning sign that your roof shingles are going to require replacement.  Typically the protective granular coating wears off the shingle which allows the sun and UV rays to start deteriorating your shingles.

Missing or Broken Shingles –  Wind, hail or walking on roof can potentially damage or tear a shingle.  If not repaired this is an entry point for water which can lead to expensive water damage.

Flashings for plumbing, heat and exhaust ducts – Cracks in rubber boots or cracked caulking at vents etc can also allow water entry.

Replacing any broken shingles is a fairly easy and inexpensive repair.   Caulking is also very inexpensive but is a very important part of preventive maintenance.  Caulking is an ongoing process in the preventive maintenance of a home.  Checking and sealing any cracks or loose flashing is also easily accomplished.

Roof Inspections – Types of Material

1. Fiberglass shingles are the most common roof covering used on homes.
2. Rolled Asphalt roofing is used on low slope or flat roofs.  Upper balconies will use this product.
3. Built up roofing consists of tar and gravel and is poplar on garage roofs.
4. Membrane roofing can also be used on balconies.
5. Standing Seam metal roofing is becoming more poplar due to extended life span.
6. Metal Shingles come in all sizes and colours.
7. Wood shingles and shakes are quite nice looking but expensive to install and maintain.

Roof Inspection – Cost of Repair

Contact listed professional roofing companies and obtain at least three bids for repair work. You can use a handyman for minor fixes and possibly shave costs, but the person should be bonded, have proof of liability, and have workman’s compensation insurance.  Make sure everything discussed on re-shingling roof is included in written contract.  Important items are make and quality of shingles,  type and amount of “ice and water shield” and what new flashings are to be installed.   This could be the time you also may want to install new roof vents and plumbing flashings etc.