The covering, drainage and every penetration, checked wherever it’s safe to get to.
Examined means I looked at it closely, and the report notes anything I couldn’t reach. Tested means I ran it, using the home’s own controls.
Examined
Roof covering
Gutters, downspouts & drainage
Flashings: edge, valley, sidewall, headwall, step & kick-out
Skylights & their flashing
Chimneys, flashing & caps
Vents, pipes & other roof penetrations
What gets flagged
From real roof reports
Comments pulled straight from my reports, with addresses removed. Repairs are flagged in red, just like in the report. Written for a buyer, not a lawyer.
RepairRoof Penetrations
Roof penetration sealed with caulk instead of a boot
There was substandard flashing around the penetration for the AC condenser refrigerant lines on the roof (was missing a proper boot). The penetration had been sealed with excessive amount of sealant, but the sealant will eventually dry, shrink, crack and potentially allow moisture intrusion. Recommend repair via qualified roofing contractor (at a minimum the penetration should be examined on an annual basis and sealant re-applied as necessary).
RepairComposition Asphalt Shingle
Shingle roof at the end of its life
The asphalt shingle roof had excessive deterioration/damage due to old age (granular losses, shrinkage, curling, etc.). Recommend further evaluation via qualified roofing contractor for replacement options to limit potential moisture intrusion issues and damages. The roof is at the end of its useful life and will need to be replaced in the very near future; advise to budget accordingly.
RepairBitumen Roof
Worn flat roof with standing water
The modified bitumen roofs had areas of moderate deterioration to the roofing material and UV coat from age & lack of maintenance, also there were a few low spots on the roof causing standing water (standing water can cause premature wear/damage to the roofing material). Recommend further evaluation via qualified roofing contractor to determine repairs or replacements needed.
RepairRooftop Deck
Vents too low above the roof deck
The plumbing vent pipes and an exhaust flue had inadequate clearance above the rooftop deck. Current generally accepted safe building standards require the flues and vent pipes to terminate a minimum of 7' above the decking to allow the flue and vent gases to properly exhaust above people's heads. Recommend repair via qualified HVAC contractor for safety.
RepairComposition Asphalt Shingle
Lifted shingles
There were a few lifted asphalt shingles on the roof of the home. Recommend repair via qualified roofing contractor to limit potential moisture intrusion issues and damages to the home.
RepairRooftop Deck
Loose guardrails on the roof deck
The guardrails on the rooftop deck were not properly secured. Current generally accepted safe building standards dictate guardrails be able to support a 200lbs point load. Recommend repair via qualified contractor for safety.
RepairSkylight
Fogged skylight: the seal has failed
The skylight appeared to have condensation between the panes of glass indicative of a broken seal (loss of thermal efficiency). Recommend replacement via qualified roofing contractor.
RepairParapet Wall
Cracked parapet walls and coping
There was some cracking and substandard patching to the coping tiles on the parapet walls on the roof, also there was some cracking/spalling to the brick & mortar on the parapet walls indicative of moisture intrusion issues. Recommend further evaluation of the coping tiles and parapet walls via qualified mason contractor to determine the scope of repairs needed.
RepairBitumen Roof
Flat roof edges lifting on the dormers
The modified bitumen roofs on the dormers needed repairs: the edges of the roofing material were lifting/separating in areas (potential to allow moisture intrusion) and the roofing material was missing a proper UV protectant coat to limit premature wear/damage. Recommend repairs via qualified roofing contractor to limit potential leaks and to extend the useful life of the roofing material.
RepairRoof Terminations
Exhaust flues too close to the furnace air intake
The water heater & furnace exhaust flues on the roof were in very close proximity to the fresh air intake flue for the furnace. There are specific guidelines and clearances for installation for fresh air intake that should be followed. Recommend repair via qualified HVAC contractor for safety (can add PVC piping to route away to provide proper clearance).
RepairDrainage System
Gutter sloped wrong, holding water
The rear gutter was improperly sloped (there was standing water). Recommend repair via qualified contractor to allow proper drainage of water away from the structure.
RepairDrainage System
Leaking downspouts
The downspouts on the south side of the home were damaged (they were leaking). Recommend repairs or replacements via qualified contractor to allow proper drainage away from the structure.
