Roof systems-delete

Tile Roof Installation • Valley flashing

- 22 in. wide galvanized steel with center rib typical, visible - 36 in. wide roll roofing under galvanized steel, not visible - Tiles may be installed tight to valley center line or away from center line • Away from center line better to keep valley clean - Other valley configurations and materials allowed, per tile manufacturer (see photo 1/5/23 - illustration - 36in rolled roofing, then have 22in open valley, can see the valley has a ridge down the middle, note valley penetration / metal valley flashing, 30# felt underlayment is installed, maybe difficult to see. Look at vertical lines parallel to the flashing, this is where the 2 roofs come together / penetration in valley, significant leaking inside. Moving and sealing a plumbing vent is only a practical repair otherwise tough to seal up)

Tile Roof Installation • Cant strip:

- A triangle-shaped wedge placed at a raised fascia to support underlayment and to divert water over the top of the fascia - The fascia is raised to the first course of tile and is boosted to correct height

Drip edge above underlayment at rake edge. Underlayment above drip edge at eaves.

- Can't see underlayment most of the time and inspection is out of scope - If do see, should be able to determine if 15# and 30# felt or peel and stick (almost the same material as ice barrier) - True (see photo 1/4/23 - illustration / illustration - out of scope, more for information only / example of proper underlayment installation with underlayment over the drip edge at the eaves and under the drip edge at the rake. Generally, the drip edge on the rakes is put on after the eaves, that way it overlaps, and any water runs right off)

Roof Covering Definitions • Roof drainage systems

- Components intended to collect water that falls on the roof and direct it to an appropriate discharge point • Examples - gutters and downspouts, scuppers, internal roof drains and pipes • Terminology is regional: gutters = eaves troughs; downspouts = leaders

Roof Covering Definitions • Flashing (roof)

- Components intended to seal around roof penetrations and render the penetrations waterproof • Examples - plumbing vent boots, thimbles around gas and oil appliance vents, chimney flashing • Terminology is regional: boot, thimble, roof jack all describe this component around pipe penetrations

Tile Roof Covering • Two types of tile roof covering

- Concrete tiles • More common than clay tile in many markets, especially in modern houses • Very common in some western markets, especially in high heat areas • Uncommon in other markets, mostly high-end houses - Clay tiles • Common on older, high end, houses in some markets • Common in some western markets • Very common in other countries (see photo 1/5/23 - typical concrete tiles roof, Spanish 'S' tiles, also could be flat shaped tiles. Look at the thickness on these as compared to.../ these. Example of 2-piece mission clay tiles, hard to find clay tile roof w/o some broken tiles. Can also be 1 piece 'S' tiles. Would report damaged and missing tiles)

Tile Roof Installation • Fastener type and installation requirements

- Depends on tile type, installation method, and conditions at house • Refer to local requirements and manufacturer's instructions • Minimum: 11-gauge nail, 5/16 in. diameter head, penetrate at least ¾ in. into or through sheathing • Other fastener types allowed, but uncommon. Florida and some other states allow foam as tile adhesive • Fasten all perimeter tiles - Within 3 ft. of eaves, ridges, rakes and hips

Asphalt (Fiberglass) Composition Shingles - Three-tab strip shingle

- Flat profile - Common dimensions: 12 x 36 in. - Twenty year "warranty"-for workmanship & material defects, not for life of shingle - Actual service life 15 - 20 years-based on weather conditions, sun exposure and installation - Weight approximately 125# -175# per square - Least expensive - Most common type in many markets • Especially on lower price homes (see photos 1/4/23 - example of this roof material, minor granule loss, edges are fraying and curling up, all signs of nearing the end of life, also minor algae / another view, note power attic ventilator [circular vent?] and skylight and some other vents, check flashing around each penetration, look for damage, if cracked, no holes)

Tile Roof Installation - Steep slope to low slope roof transition

- Hold 'these' back from transitions ≥ 10 in. - Extend low slope roof covering under 'blank' underlayment - Difficult to see this on a home inspection without lifting 'blanks' which is not required

Asphalt (Fiberglass) Composition Shingles Installation - Steep slope to low slope roof transition

- Hold shingles back from transitions ≥ 10 in. - Extend low slope roof covering under shingles - Install shingles as first course above transition, as a typical first course with seal strip • Hips and ridges - Fasteners should be covered by shingles except for last shingle

Asphalt (Fiberglass) Composition Shingles Installation • Headwall flashing

- Install flashing where roof intersects vertical wall - Should be two-part continuous flashing • Lower/inner flashing is base (apron) flashing • Upper/outer flashing is counterflashing • Apron is installed above roof covering, should be secured with fasteners sealed - Flashing usually partly or mostly concealed behind wall covering (see photo 1/4/22 - illustration, sloping apron flashing is installed above the shingles, the counter flashing should be installed in a groove in mortar if headwall is a brick veneer. Going to create a watertight seal)

Tile Roof Installation - Headwall (Head) flashing

- Install flashing where roof intersects vertical wall - Should be two-part continuous flashing • Lower/inner flashing is base flashing • Upper/outer flashing is counterflashing • Apron is installed above roof covering, profile different to match tile profile - Flashing usually partly or mostly concealed behind wall covering except for apron over tile (see photo 1/5/23 illustration - counterflashing should be installed in groove in mortar if headwall is brick veneer if not gets nailed right to wall)

Tile Roof Installation • Sidewall flashing - siding, stucco, adhered veneer, masonry

- Install flashing where sloping roof intersects sidewall - Should be two-part continuous flashing • Base flashing is 6 in wide pan (pan flashing) installed under tile and above underlayment • Upper/outer flashing is counterflashing - if to masonry, should be embedded into a groove cut into mortar, but often simply sealed - Flashing usually partly or mostly concealed behind wall covering (see photo 1/5/23 - typical tile roof sidewall flashing prior to stucco installation. The pan [flashing on the bottom] isn't as wide as it should be, look at the turned-up edge at the edge. The counter flashing [flashing above pan flashing] does not lap the base flashing enough. WRB (water resistive barrier) overlap of the counter flashing is invisible except for upper R, kickout flashing isn't great either)

Asphalt (Fiberglass) Composition Shingles Installation - Sidewall flashing - siding, stucco, adhered veneer

- Install flashing where sloping roof intersects sidewall - Should be two-part step flashing (counterflashing may be continuous) • Step flashing weaved into shingles and above underlayment • Upper/outer flashing is counterflashing - Flashing usually partly or mostly concealed behind wall covering (See photo 1/4/23 - illustration, the kick out flashing is required for all roof coverings to wall coverings transitions where the wall extends past the roof / step flashing can be seen interlaced with the shingles [gray lines on shingles], this is a good installation. The vinyl siding provides the counter flashing. The 'J' channel should be at least 0.5in above the shingles [the long wht line between the siding and shingles], siding slides into the channel / good sidewall step and kickout flashing, the gutter is too close to the stucco, should 1in away from the wall. Needs to be a gap, almost all are shoved up against the walls. Water will get up behind there and start seeping into the house and visually will start staining the siding. 1-1.5in gap between stucco and roof or wood and roof)

Asphalt (Fiberglass) Composition Shingles Installation • Sidewall flashing - brick, stone

- Install flashing where sloping roof intersects sidewall or chimney - Should be two-part step flashing • Lower/inner flashing is base flashing • Step flashing weaved into shingles and above underlayment • Upper/outer flashing is counterflashing - Counterflashing should be installed in a groove cut into the mortar • Rarely done, sealing with caulk or roofing mastic works but requires periodic maintenance (yearly or bi-annual) (see photo 1/4/23 - illustration / step base and counter flashing sealed into the mortar. Grooves in mortar where the flashing was installed and then it was sealed / step base and counter flashing sealed into the mortar, kickout flashing not adequate, needs to be longer and not at the correct angle)

Asphalt (Fiberglass) Composition Shingles Installation • Skylight flashing

- Is a common leak point. Minor leaks can be difficult to see in the attic b/c of skylight chase insulation. Take time with these, be thorough, see if can look behind insulation - Newer skylights come with flashing kit, often matches skylight trim color - Should be two-part step flashing (counterflashing may be continuous) • Lower/inner (step) flashing is base flashing • Upper/outer flashing is counterflashing • Apron is installed above shingles at bottom, should be secured with fasteners sealed • Backer is installed under shingles, should extend beyond skylight on both sides • Flashing similar to chimney and sidewall flashing (see photo 1/4/23 - properly flashed skylight. Backer flashing barely visible in the upper L corner, apron at the bottom with sealed fasteners. Note step flashing on L side with apron on the front / this is marginal visible counter flashing, the aluminum appears to be a very thin gauge, not step flashed with no visible interior leaks, but put the client on notice that this could leak at any time due to poor workmanship [this is old style] / solar tubes are a brand of skylight, would go under skylight in report, this is too close to the valley, should be 18in between skylight and center of valley)

Asphalt (Fiberglass) Composition Shingles Installation - FASTENERS

- Lifting tabs to check the seal strip and fasteners is out of scope, how do we tell? Put fingers under the tab and see if easily pulls up-so not forced - Galvanized roofing nails ≥ ¾ in., or long enough to penetrate sheathing - Staples allowed by some manufacturers, but not recommended, and not allowed by IRC - 4 nails per strip, 6 nails per strip in high wind areas - Locate below seal strip or in gaps in seal strip • Not above seal strip - Good practice to check fasteners and seal strip if possible (see photo 1/4/23 - illustration, the amt of fasteners can vary by jurisdiction, some might have more, note fasteners below the seal strip / this is an example of a nail above the seal strip, should be below the seal strip and no nail at the strip edge on R side, should be 1-1.5 from edge of strip)

Asphalt (Fiberglass) Composition Shingles Installation - Closed cut valley

- Locate cut side of closed-cut valley toward lower roof about 2 in. from valley center line (should never be cut right at the center of the valley) - Seal cut side of closed-cut valley - Recommended roof slope ≥ 5:12 - Two nails at end of each shingle termination, but- • No nails within 6 in. of valley center line • May be difficult to do both • Hard to see without lifting shingles which is not required (see photo 1/4/23 - illustration, note cut is on the long side of the roof / R - example of proper cut valleys - L - note, dirt line is center of the valley and not a very good example / appears to be woven at the bottom [one shingle over, one shingle under], unusual but not a problem then, becomes a closed cut valley)

Tile Roof Installation - Bird-stop

- Metal or plastic placed at the eaves to prevent birds or bees from building nests under tile - Used with Spanish and Mission tiles - Not required but recommended (see photo 1/5/23 - example of this component [tan piece of trim, note the weep holes, this is where all water drains from)

Tile Roof Covering • Common tile shapes

- Mission-are often clay (also called pan and cover, 2-piece, barrel)-think about the weight of the tiles when in attic • Semi-circle C-shape • Laid with one column curve down (pan) and the adjacent column curve up (cover) • High profile tile (see photo 1/5/23 - example of mission tile with insulation of clay tiles roof, some broken or absent, look at the valley, call out for evaluation / mission tiles with insulation clay tiles, the insulation is called 'boosted' due to the exposed mortar and cement. Mortar and cement are placed under each tile as it goes up) - Spanish (S-tile) • S-shape (pan and cover in one tile) • Laid with high side of S in one column covering low side of S in adjacent column • High profile tile (see photo 1/5/23 - example of concrete tiles, Spanish type, look at battens and ridges on tiles, that laps the batten [I assume this is the ridges embedded on the tiles that lock over the battens]) - Flat • Flat rectangle shape (AKA shake tiles) • Many have interlocking side edges • Low profile tile - Other shapes (Uncommon) • French, Roman, Greek (clay) • Interlocking channel (concrete) (see photo 1/5/23 - flat interlocking type, extra tiles should be removed, this tile has been left since construction. Lower R, is a vent / comparison)

Tile Roof Installation • Skylight flashing

- Newer skylights come with flashing kit, often matches skylight trim color - Should be two-part continuous flashing • Lower/inner flashing is base flashing • Upper/outer flashing is counterflashing • Apron is installed above tile, profile should match tile profile • Backer is installed under underlayment, should extend beyond skylight on both sides

Asphalt (Fiberglass) Composition Shingles Installation • Pipe, vent, exhaust duct penetration flashing

- Plumbing vents, appliance vents, electrical masts, and dryer, bathroom, other exhaust ducts - Boot or thimble should be intended for roof slope - Shingles should lap over base • Only area below pipe should be exposed - Vent thimble should be covered by storm collar - Report boots or thimbles that are damaged, deteriorated, or have gap between pipe and boot or thimble (see photo 1/4/23 - properly installed thermoplastic plumbing vent boot, the shingles go on top of the flashing at the top and the flashing then goes on top of the shingles at the bottom / vent flashing correctly installed with a correct thimble [bottom component] and storm collar [top component just above the thimble]. B vent is too close to the vertical side wall, should be 10ft away from side wall)

Tile Roof Installation • Pipe, vent, exhaust duct penetration flashing

- Plumbing vents, appliance vents, electrical masts, and dryer, bathroom, other exhaust ducts - Boot or thimble should be intended for roof slope - Tiles should lap over base at top • Only base area below pipe should be exposed - Vent thimble should be covered by storm collar - Report boots or thimbles that are damaged, deteriorated, or have gap between pipe and boot or thimble (see photo 1/5/23 - sometimes will see vents like this, lead plumbing vent flashing and T-top exhaust duct termination, sometimes there will be a secondary flashing over the top of the tiles, sometimes not. These do not have to be sealed up b/c the underlayment is the actual roof, the tiles are protecting the underlayment. Might see a mortar ball to seal around vents / correct installment of vent flashing with thimble and storm collar however, the vent is too close to window, should be 8ft away)

Asphalt (Fiberglass) Composition Shingles Installation - Woven Valley

- Recommended roof slope ≥ 5:12 - Not recommended for heavy laminated shingles and dimensional shingles • Wind-blown water may be forced into gaps - No nails within 6 in. of valley center line • Hard to see during home inspection without bending shingles - not required (see photo 1/4/23 - examples of woven valley, looks like a braid all the way up)

Tile Roof Installation • At least #30 felt underlayment required

- Roll roofing or modified bitumen makes more sense - You might see some Monier/Lifetile installations from the 1980s on skip sheathing with no underlayment - this was approved for a short period, best to let clients know any damaged tile = leak • Ice dam (barrier) protection required in cold climates - Install same as fiberglass shingles • Drip edge recommended at eaves and rakes - Not required by IRC, recommended by industry - Fold underlayment ≥ 1 in. over rake edge (see photo 1/5/23 - installation shows underlayment folded over rake edge and under rake tile, batten is visible at the rear, drip edge installed with underlayment over the drip edge, the blk metal at the eave is a bird stop)

Roof Covering Definitions • Low slope roof covering

- Roof covering intended for installation on a roof with a slope ˂ 2:12 • Examples: - built-up roof (tar and gravel), foam, modified bitumen, EPDM, TPO • Not a flat roof; must have a slope ≥ ¼:12 • Waterproof • Most low slope roof coverings may be used on a steep slope roof but not always visa versa

Roof Covering Definitions • Steep slope roof covering

- Roof covering intended for installation on a roof with a slope ≥ 2:12 • Examples: • Asbestos cement shingles • Asphalt (fiberglass) shingles (composition/strip shingles), • Concrete and clay tile • Fiber cement shingles • Metal panels and shingles - Some panels can be low slope roof coverings too • Slate • Synthetic (Polymer) • Wood shingles and shakes • Manufacturers and codes restrict most steep slope roof coverings to slopes > 2:12 • Water-shedding, not waterproof - Waterproof layer is underlayment or similar

Kick Out Flashing

- Should be 4x4in - Recommended angle ~110 degrees

Asphalt (Fiberglass) Composition Shingles Installation - SHINGLE LAYERS

- This assumes, 3-tab strip shingles. Two layers of 3-tab shingles should be reported as information. Multiple layers of dimensional shingles are not a good idea and should be reported with evaluation comments. This is because of the weight of the shingles - One layer recommended - Two layers allowed, but not recommended - Three or more layers not allowed, IRC • Enforcement may vary • Significant defect because of weight and moisture retention, cost to remove and dispose (see photo 1/4/23 - rake edge, might be 3 or 4 layers, too many layers. For each layer of shingle, the life of the roof is being cut down [2 layers in FL cut life down by 50%])

Asphalt (fiberglass) Composition Shingle Types

- Three-tab strip shingle, dimensional strip shingle and laminated strip shingle - >=4:12

Tile Roof Installation • Hip, ridge, and rake tiles:

- Trim tiles used to cover hips, ridges, and rakes - Some tile types installed without rake tiles

Constructing a shingle roof

- Trusses or conventional framing - Decking (either plywood or OSB) - Leak barriers to most vulnerable areas of the roof (valleys, penetrations) - SWR or felt (Secondary Water Resistance) - Self healing material (when nail is installed and falls out, the material would 'heal' the hole) - Felt - water proof coating and here is where the starter strip happens around the perimeter - Shingles - Added ridge vents and cap shingles (over the ridge vent) (see photos 1/3/23)

Asphalt (Fiberglass) Composition Shingles - Dimensional (architectural) strip shingle

- Two strips laminated into one strip - Common dimensions: 12 x 36 in. - Raised profile - 25 - 30 year "warranty" - Actual service life 17 - 25 years - Weight approximately 225# - 325# per square - More expensive b/c there is more of a shingle - Common type on higher price houses (see photo 1/4/23 - pitting poss due to manufacturer's defect or foot traffic. Be careful walking on these, when hot the asphalt can stick to shoe and pull up granules or can tear shingle)

Asphalt (Fiberglass) Composition Shingles - Laminated strip shingle

- Two thicker strips laminated into one strip - Common dimensions: 12 x 36 in. - Raised profile - 35+ year "warranty" - Actual service life undetermined, newer product - Weight approximately 350# - 450# per square - Expensive - Uncommon - Manufacturer may not allow woven valley

Tile Roof Defects • Damaged, cracked, loose mortar balls

- Typical causes • Age, deterioration • Improper installation - When reportable • Judgment call • Minor cracks may be ok if tiles not loose - Implication • Blow-off during high wind - Possible repairs • Replace 'blank blank' (see photo 1/6/23 - cracked mortar balls)

Tile Roof Defects • Debris in valley

- Typical causes • Deferred maintenance • Poor valley design - When reportable • Judgment call - Implication • Underlayment deterioration, leaks - Possible repairs • Clean valley • Revise valley design and installation

Asphalt (Fiberglass) Composition Shingles Defects - Shingles hail damaged

- Typical causes • Hail - When reportable • All occurrences • Significant defect unless damage is minor and isolated - Implication • Reduced service life • Costly replacement (see photos 1/4/23 - note the damage pattern / hail damage, if don't know why damaged, just report damaged and rec eval from qualified roofer / close up of damage / close up / hail damage close up)

Tile Roof Defects • Penetration in or near valley

- Typical causes • Improper installation - When reportable • All occurrences - Implication • Leaks - Possible repairs • Move 'blank' (see photo 1/6/23 - L- gas vent is too close to valley center line - R - the O'Hagin ventilation is too close to valley center line / plumbing stack is too close to the valley center line on both pics. On R, probably the worst scenario there is, you have water running off from the R and coming down from the top, on a heavy rain will overshoot the valley and come right down on the vent stack)

Asphalt (Fiberglass) Composition Shingles Defects - Absent or inadequate kick out flashing

- Typical causes • Improper installation - When reportable • All occurrences - Implication • Leaks • Wall covering damage - Possible repairs • Install 'this' flashing, integrated with other sidewall flashing (see photoss 1/5/23 - no kickout, water can run down siding and down the facia and hardboard siding / look at the walls, no kickout flashing, L - some evidence of flashing on wall but moisture is just running down the wall, you know it's causing some type of issue when see this type of staining / water is dumping right onto the window, gutter is too close to the wall. What is going on inside, use moisture meter)

Asphalt (Fiberglass) Composition Shingles Defects • Fastener defects: too close to strip edge, above seal strip, inadequate quantity

- Typical causes • Improper installation - When reportable • All occurrences - Implication • Void manufacturer's warranty • Shingle blow-off during high wind - Possible repairs • No practical repair (see photos 1/4/23 - nails at and above seal strip, this is wrong, need to be below / over-driven nails, shingles will easily be blown off / a case where nails were over-driven, and shingles blew off / close up of nails still in place)

Tile Roof Defects • Inadequate head lap

- Typical causes • Improper installation - When reportable • All occurrences, a minor defect if number of courses affected is limited - Implication • Underlayment deterioration, leaks, indication of poor installation - Possible repairs • No practical repair - Removing and reinstalling tiles is costly (see photo 1/6/23 - example of inadequate head lap, < 3in / if can see the nails, the head lap is certainly wrong)

Tile Roof Defects • Loose, over cut, and absent tiles

- Typical causes • Improper installation • Storms, wind • Age, deterioration of fastener - When reportable • All occurrences - Implication • Underlayment deterioration, leaks - Possible repairs • Reposition or replace tile (see photo 1/6/23 - loose tiles, very often can find at roof to wall transitions as tiles should be wired not nailed to the pan flashing. R - all slide down near wall / loose tiles - L - see how they are out of line - R - most visible tile has slide down, not good, looks like it is on a corner)

Asphalt (Fiberglass) Composition Shingles Defects • Shingles absent, cracked, curled, visible fibers, damaged, granule loss, stiff (been on long enough to become brittle) (minor to moderate)

- Typical causes • Improper installation (fasteners) • Age, damage (tree limbs, foot traffic) - When reportable • Most occurrences, judgment call • Depends on extent of cracking, curling, or granule loss • Report all absent shingles (see photo 1/4/23 - absent tab at rake edge, this is new construction, call out as being damaged / absent tabs more obvious [where color is lighter], heavy algae staining, no kickout flashing. No gutter, depends on jurisdiction but suggest they be installed / obvious, damaged shingles / age related cracking and deterioration at edges, shingles are approaching but not at the end of life, could also be an effect of intense sun, shingle drying out / age related cracking with deterioration at edges, this is at end of life, maybe another 3-4 years / age related minor curling at edges, see how it is pulled up at some edges to form a gap and curl, these are 19yrs old in NC, approaching life but not at end of life / age related minor fraying at the edges, again approaching life but not end of life, also poss hail damage in the keyway at the foreground / age related granule loss, shingles are approaching end of life, rec eval from roofer / close up, in background [upper R corner] another root that appears to have algae build up and there is a tree there [some trees drop different materials that can stain roof and accelerate deterioration / age related granule loss, approaching end of life / damage likely from foot traffic, going on roof when hot / close up / more damage, could be foot traffic or manufacturer's defect, will have reduced service life / same thing, damage / note the strips near the center have slipped / [red lines], may indicate improper fasteners, could be easy to miss especially from the ground)

Asphalt (Fiberglass) Composition Shingles Defects • Fastener defects: exposed, withdrawing

- Typical causes • Improper installation, improper fastener type, length • Leaks, sheathing damage • Insulation installed at roof sheathing (alleged) - When reportable • All occurrences

Asphalt (Fiberglass) Composition Shingles Defects • Roof covering repairs

- Typical causes • Storm damage • Damage by roof traffic • Damage by trees • Age, deterioration - When reportable • Judgment call • Depends on condition of rest of roof covering • Best to report any visible repairs (see photo 1/5/23 - leaks should be repaired by lifting the tab, plugging the hole with mastic and resetting the tab, not mastic just on top of the shingle(s) / reasonable repair job, note newer looking shingles [lighter color] as repair, there is a cracked shingle just above the lower, lighter color shingle / repair of roof at end of service life)

Asphalt (Fiberglass) Composition Shingles Defects - Ripples in shingles, wavy appearance

- Typical causes • Underlayment poorly installed, ripples telegraphing through • Sheathing expansion, more common with OSB • Shingle expansion (uncommon) - When reportable • Judgment call, considered cosmetic unless affects shingle ability to shed water (see photo 1/5/23 - given the appearance and spacing, failure to leave a 1/8in gap between sheathing sheets is likely the cause. More structural issue than roofing, deserves a rec for further evaluation when this is prominent. could be over spanning of trusses, won't know til I get up there and start measuring)

Tile Roof Defects • Algae and moss

- Typical causes • Wet conditions, limited sunlight - When reportable • Judgment call - Implication • Considered cosmetic - Possible repairs • Clean tiles, chemical treatment

Tile Roof Installation • Mortar (mud ball):

- Used to secure tiles - Often used where hips and ridges meet - Tend to crack with age (see photo 1/5/23 - this would be written up as damaged)

Asphalt (Fiberglass) Composition Shingles Installation - Closed valley (most common) - General

- Valley material covered by shingles - Two types • Closed-cut (or just cut) • Woven - Install 36 in. wide strip of smooth roll roofing in valley, or approved open valley material • Rarely visible during a home inspection (unless right at eave, might be able to see it then)

Asphalt (Fiberglass) Composition Shingles Installation • Open valley (uncommon in some markets)

- Valley material exposed - Install 36 in. wide strip of smooth roll roofing in valley, or... - Install 24 in. wide strip of aluminum, galvanized steel, or mineral-surface roll roofing over 36 in. layer, or... - Other materials are allowed • See IRC or manufacturer's instructions (see photo 1/4/23 - on ridge, just did not put enough shingle down, on L side, follow the ridge [darker area] to where the valley meets ridge, there is a missing row of shingles, on the R, following the ridge, have about 2in of shingle visible below the ridge, improperly installed / sometimes when multiple roof lines intersect, it's better to install a wide valley, using a mod bit roof covering. Wear at the triangle shape on the mod bit roofing, this is worn / close up, see granule loss. This will wear and deteriorate faster b/c it is rolled roofing. Time for this to be repaired/replaced)

Asphalt (Fiberglass) Composition Shingles Defects • Roof slope too low for shingles

- Valley slope is lower than the roof slope, open valleys should be installed when the roof slope is less than 5/12 pitch - Typical causes • Improper installation - When reportable • All occurrences - Implication • Leaks, especially in valleys • Evidence of unlicensed or unprofessional work • Void manufacturer's warranty - Possible repairs • No practical repair except replace with approved material (see photo 1/5/23 - porch roof, probably too low slope and new construction. This roof looks to be <2/12 pitch, so this is the wrong type of material used on roof / same thing, porch roof most likely too low of a slope, this should have been installed as Mod Bit or rolled asphalt / porch roof too low slope, these types of shingles [3-tab, architectural] are not designed for anything less than 2/12 pitch / another example of too low slope)

There needs to be a gap between stucco or wood and roof

1-1.5in gap between stucco and roof or wood and roof True

For each layer of shingle, the life of the roof is being cut down

2 layers in FL cut life down by 50% True

Dead Valley

A valley that ends at a wall

Battens are required in some jurisdictions, not all in others

Check local jurisdiction True

Roofing square

An area of roof that measures 10x10ft to make up a total of 100sq.ft

Eave Edge

At the bottom side of the slope

Roof Styles

Can be any different combination of styles - Gable - triangles - HIP - Mansard - Shed - Gambrel - barn - Low slope roof - Many more... (see photo 1/3/23)

Tile Roof Defects • Absent or inadequate kick out flashing

Inadequate usually means the "blank" is not large enough or at a sufficient angle - Typical causes • Improper installation - When reportable • All occurrences - very important as missing can cause significant damage inside the wall - Implication • Leaks • Wall covering damage - Possible repairs • Install "this" flashing, integrated with other sidewall flashing (see photo 1/6/23 - illustration / kickout flashing may have been long enough before the AMV was installed, it is not adequate now. Cracked tile, no visible AMV weep screed and inadequate AMV clearance to roof covering, poor installation, expect hidden damage to exist / better installation than previous pic but kickout is still not long enough, extension should be 4in this might be 2in at best / this roof detail should not have been designed, it's very difficult to properly flash, this design is stupid and expect hidden damage. Can see wood moisture damage where it meets the wall, take time with and inspect carefully)

Fiber Cement Shingles Guidelines

Manufacturer's instructions rule - often similar to shake (flat) tiles

Asphalt (Fiberglass) Composition Shingles Defects • Shingles stained by fungal or algae growth

Most consider this a cosmetic condition that doesn't harm the shingles and can rec maintenance but that can be more damaging. Hire an expert - Typical causes • Wet conditions and continued wet conditions, limited direct sunlight - When reportable • Judgment call, considered a cosmetic issue (see photos 1/4/23 - algae on E facing roof [dark staining] and on R, south facing roof, minimal / diverter over front door [red circle] so rain goes into gutter and not come over the door / algae with some moss [red circle])

Tile Roof Defects • Damaged tiles such as cracks and chips

Most tile roofs have minor chips and cracks at the edges that won't cause underlayment exposure even if tile breaks. We as inspectors need to learn what is acceptable in the market - Typical causes • Damage during shipping or installation • Foot traffic • Storms, hail, tree limb scraping or falling - When reportable • Judgment call (see photos 1/6/23 - when see a crack like this, it's reportable but does not have any effect on the roof. Cracks like this can be difficult to see since they look similar to seams in the tiles / L - another reportable tile crack and the on the R has a hole)

Penetration near valley rule

No penetration should be w/in 12in of the center line of valley, penetrations w/in 18in of center line of valley are suspect

Asphalt (Fiberglass) Composition Shingles Defects • Penetration in or near valley

Penetrations include: plumbing and appliance vents, exhaust terminations, skylights and chimneys - Typical causes • Improper installation - When reportable • All occurrences - Implication • Leaks - Possible repairs • Move penetration (see photos 1/5/23 - no penetration should be w/in 12in of the center line of valley, penetrations w/in 18in of center line of valley are suspect, can suspect leak around the skylight. Even if no leak, this is still an improper installation / again, 18in from center line of valley both the gas vent pipe and ventilator above / large amt of roofing mastic, suggest past leaks and the flashing is improper too. At one time it did have flashing [see marks on chimney where flashing was], there is also a valley [lower L, in chimney shadow] that comes right down into the chimney / fairly low risk of leak but still reportable, satellite stand w/in 18in of valley line)

Asphalt (Fiberglass) Composition Shingles Defects - Shingle courses not properly offset

Slots should align every other course with 6in offset - Typical causes • Improper installation - When reportable • All occurrences - Implication • Leaks • Evidence of unlicensed or unprofessional work • Void manufacturer's warranty - Possible repairs • No practical repair (see photos 1/5/23 - improper installation, more than likely will leak, poss entrapment of moisture / how shingles should be aligned [red lines])

Rake Edge

The slopped portion of the roof

Solar tubes are a brand of skylight

These would go under skylight in report. True

The 'J' channel should be at least 0.5in above the shingles when sidewall intersects roof

This gives water room to flow down the roof and not contact the siding True

Asphalt (Fiberglass) Composition Shingles Defects • Shingles with moss growth

This is considered more of a concern than algae b/c it can dislodge the granules, will affect service and have it removed professionally - Typical causes • Wet conditions, limited direct sunlight - When reportable • All occurrences - Implication • Reduced shingle service life - Possible repairs • Remove moss, very carefully (see photos 1/4/23 - moss lower on roof and along the rake and debris, reg maintenance might defer the growth, minor / minor and shingle damage, broken shingle to the L / obvious-duh)

Typical nail fastening pattern - nails should be 1in from edge of strip.

True

Asphalt (Fiberglass) Composition Shingles Defects • Shingles absent, cracked, curled, visible fibers, damaged, granule loss, stiff (severe)

Typical causes • Age, damage - When reportable • All occurrences, significant defect - Implication • Roof leak • Costly replacement - Possible repairs • Roof covering replacement (see photo 1/4/23 - exceeded life expectancy, severe deterioration / severe deterioration / severe deterioration, sometimes is subjective, gets better with experience / obvious, severe damage, could be a branch rubbing on or fell on roof, imagine attic, look for leaks / odd deterioration, poss defect shingle, does not look like it has been patched or repaired, weird pattern / significant deterioration / significant deterioration / accumulation of granules in the gutter, this is one to estimate the shingles near end of life, some granules in gutter are normal)

Asphalt (Fiberglass) Composition Shingles Defects • Absent, improperly installed, deteriorated headwall flashing

Typical visible defects include: absent flashing, apron flashing lifted not secured with fasteners sealed, gaps where roof ends and sidewall's ends extends past the roof - Typical causes • Age, damage • Improper installation - When reportable • All occurrences - Implication • Leaks - Possible repairs • Install 'this' flashing appropriate for wall covering (see photo 1/5/23 - very difficult and time-consuming detail to do well, headwall flashing should extend further past the roof and into a slot cut into the siding, trim should be at least 1in above the roof / the headwall flashing should extend further past the roof and into a slot cut into the siding, house wrap will eventually deteriorate allowing a leak)

Asphalt (Fiberglass) Composition Shingles Defects • Absent, improperly installed, deteriorated pipe, vent, and exhaust duct penetration flashing

Typical visible defects include: absent flashing, gap between penetration and flashing, deteriorated, cracked or rusted flashing, excessive roofing mastic (usually indication of leak repair), flashing installed above shingles, appliance vent w/o the storm collar - Typical causes • Age, damage • Improper installation - When reportable • All occurrences (see photo 1/5/23 - improperly installed neoprene boot at the electrical service mast. The boot base should be installed under the shingles on the high side of the roof, caulk and mastic indicate an attempt to stop leaks, doesn't look like it's been fastened down / improperly installed thermoplastic boot. Shingles not covering, boot not secured to the roof and water can enter under the boot / boot badly deteriorated, there is a gap between the boot and pipe, excess mastic implies prior or current leak problem / improper flashing of Category IV vent and combustion air pipe. The pipes are likely installed improperly with inadequate vertical and horizontal separation / missing chimney flashing / deteriorated boots with gap between the boots and pipe / L - incorrect use of duct tape - R - not boot installed / L - turbine ventilator should be installed with a thimble for flashing-similar to those used for gas vents - R - sealants are not a substitute for flashing)

Tile Roof Defects • Absent, improperly installed, deteriorated flashings

Typical visible defects include: absent flashing, gaps between sidewall and flashing, deteriorated, cracked or rusted flashing, excessive roofing mastic, vertical flashing installed in front of an attached wall covering, no counter flashing, poor transition between the different wall covering materials - Typical causes • Age, damage • Improper installation - When reportable • All occurrences - Implication • Leaks (see photo 1/6/23 - L - vent is closed by the flashing, should be bent into the vent but open at the top, otherwise the flashing is proper, this would be reported as improperly installed - R - has the opposite problem, the flashing was not turned into the vent, so the flashing is collecting water and directing it down through the roof / R - mortar is not acceptable flashing, could be a metal boot that is concealed under the mortar - L - the flashing is probably ok but the plumbing vent should be at least 6in above the roof covering or 6in above anticipated snow accumulation)

Asphalt (Fiberglass) Composition Shingles Defects - Absent, improperly installed, deteriorated sidewall flashing

Typical visible defects include: absent flashing, the flashing is not step flashing, gap between sidewall and flashing, deteriorated, cracked or rusted flashing, excessive roofing mastic (usually indication of leak repair), horizontal flashing installed above shingles, vertical flashing installed in front of the attached wall covering, no counter flashing or transitions between wall covering materials - Typical causes • Age, damage • Improper installation - When reportable • All occurrences - Implication • Leaks - Possible repairs • Install 'this' flashing appropriate for wall covering (see photos 1/5/23 - step base flashing only, no counter flashing [red circle], caulk implies attempt to stop a leak / continuous flashing, no counter flashing, should see step flashing [red lines] / continuous flashing cut to look like step flashing on the outside of adhered veneer, looks like step flashing but it is not, no kickout flashing, caulk at the shingles implies an attempt to stop a leak, flashing should not be installed like this over this type of veneer / poorly flashed transition between the wall covering materials / the valley flows right into the sidewall [long red line at top], random flashing was put in place implies an attempt to stop leaks [red line on flashing], it's not going to, the water will continue to flow down wall / missing counter flashing, step flashing was not used as a base, if you can get your hand back there, water can too, and bent the flashing to create a kickout)

Tiles shed water and protect underlayment

Underlayment is the waterproof roof covering True

Tile Roof Defects • Damaged or deteriorated underlayment

Underlayment is usually visible only at the eaves, the results may appear as water stains or water damaged components - Typical causes • Age, deterioration • Damage during installation - When reportable • All occurrences (see photo 1/6/23 - underlayment usually deteriorates first at the eaves and at the rakes, the person is holding the underlayment / another example)

Tile Roof Installation • Nailer (stringer):

Wood installed at ridges and hips (tile roof) to provide a nailing point for hip and ridge tiles - Often a 2x4 or 6 turned vertical - Often covered with a plastic cap or underlayment, recommended but not required (see photo 1/5/23 - here nailer is visible, not covered but not required, tiles loose needing repair [I assume it is the wooden structure visible between tiles / example of plastic nailer cap with loose tile [gray component under tile ridge?] / hip and ridge tiles secured with a mortar ball, nailer and underlayment often not visible, even the mortar ball is deteriorated and needs repair)

Tile Roof Installation • Battens

• 1x2 wood strips used to help keep 'blanks' in position • Required if 'blanks' designed with anchor lugs on back and not nailed...sometimes • Required by some jurisdictions on very steep roofs • Mostly concealed during home inspection so not really anything we can inspect • 'Blank' roof fastening is very subject to local conditions and requirements - check local (see photo 1/5/23 - example of battens and counter-battens, look at the continuous flashing and underlayment turned up the wall, the tile will hook onto the batten)

Standards of Practice

• All inspections must follow a 'blank blank blank' (SOP) -- could be state mandated or association • Informs client and sets expectations and identifies limitations • Protects you as the inspector

Asphalt (Fiberglass) Composition Shingles - General

• Also called composition shingles, and strip shingles (modern term) • First developed in early 20th century • Most common from 1920s to today - 70+ percent of residential market - You will see these the most often in nearly every market • Modern versions (old organics mostly gone) - Asphalt-impregnated fiberglass or polyester mat - Stone granules provide UV protection and color - Almost always strip shingles - Various shapes, colors, styles, weights • Terms (installion) vary by manufacturer - Self-sealing adhesive strip at lap edge • Do not need to remove the film covering the strip - Lightweight roof covering (If see thin strips of plastic on roof or up under shingles, this is the film cover of the sealing strip for the starter strip)

Not Required to Inspect:

• Antennae or satellite dishes (but do inspect the attachment +/- flashing • Interiors of: - Vent Systems - Flues - Chimneys that are not readily accessible

Is the Roof Leaking?

• Common agent question when inspectors report something negative about the roof • One possible response: "Leaks are only one problem that inspectors look for when inspecting the roof covering. Other conditions include damage, deterioration, and improper installation. Many factors, including leaks, are relevant when evaluating the overall condition of the roof covering."

Asphalt (Fiberglass) Composition Shingles Defects • Shingles absent, cracked, deteriorated, damaged, granule loss (minor to moderate) - TIPS

• Deterioration is most common on the south and west sides • Look for large quantities of granules in the gutters - Some granules in the gutter are normal • Bend a shingle edge, carefully-pick up with finger and if flexes, ok, if does not flex, could be getting stiff/brittle - If it feels stiff or brittle, the shingle may be older - Bend test doesn't work in cold weather

Tile Roof Installation • Head lap

• Distance that the tile above covers the tile below - Improper 'blank blank' is a common defect, maybe limited to few courses - ≥ 3 in. always unless manufacturer specifies otherwise (common defect) (see photo 1/5/23)

Tile Roof Covering-General

• Heavy roof covering - 600 lb.+ per 100 sq. ft. for clay tiles - 800 - 1,100 lb. + per 100 sq. ft. for concrete tiles - Roof structure must be designed to support weight • Recommend evaluation of tile on roof designed for lighter roof covering such as composition (asphalt) - 100+ yrs - Life of underlayment can be significantly less • 20 years in high heat environments - Underlayment replacement is expensive, requires removal of the tiles and the underlayment. Replacement of the underlayment and re-install the existing tiles, less what is broken during the process (20-30% breakage) • Tiles shed water and protect underlayment - Underlayment is the waterproof roof covering • Solid-sheathed or spaced-sheathed roof • Slope ≥ 2½:12 - Industry guideline is 4:12 or more, but you will see less often because.... - Double underlayment required 2½:12 - 4:12

Asphalt (Fiberglass) Composition Shingles - Installation-part 2

• Ice dam (barrier) protection required in cold climates (Ice and water shield) - Often a peel-and-stick material, other materials and methods are allowed • Drip edge required at eaves and rakes - Newer requirement • Shingles should overhang eaves and rake - Typical 1 in. at rakes and 1 - 1½ at eaves - Should not be flush with the drip edge - Minimum ¾ in. at eaves • Seal strip at all courses including first course - Frequently absent at first course

Fiber Cement Shingles

• Introduced as replacement for asbestos roof tiles • Uncommon in most markets • First era during 1980s and 1990s - Problems with cracks, deterioration, delamination • Second era from 2000-changed composition - No reported problems • Thickness ¼ in. or more • Various shapes and colors • Light weight roof covering • Install per manufacturer's instructions - Solid sheathing and #30 underlayment - Minimum roof slope 3:12 or 4:12 per manufacturer - Head lap 3 - 4 in. per manufacturer • Reported service life 25 - 45 years • May be best to disclaim inspection and recommend evaluation - especially if something looks odd or there is damage

Asphalt (Fiberglass) Composition Shingles Installation - SHINGLE LAYERS - TIPS

• Look at eaves and rakes • Do not count starter course at eaves as a layer • Just make sure the slots do not align course above for three tab

Tile Roof Guidelines

• Manufacturer's instructions • NRCA Roofing Manual: Steep-slope Roofing Systems • IRC • Concrete and Clay Roof Tile Installation Manual (Tile Roofing Institute)

Asphalt (Fiberglass) Composition Shingles - Installation-part 1

• Manufacturer's instructions - on every bundle of shingles • NRCA (National Roofing Contractors Assoc) Roofing Manual: Steep-slope Roofing Systems • IRC (International Residential Code) • ARMA (Asphalt Roofing Manufacturers Association) https://www.asphaltroofing.org/ • Install per manufacturer's instructions - Warranty voided if not • Solid-sheathed roof required • Slope ≥ 2:12 - Some manufacturers require higher slope - Double underlayment required 2:12 - 4:12 • At least #15 felt underlayment required • Offset installation pattern recommended by most manufacturers - Each course offset 5 or 6 inches from course below - Slots align every other course, 6 in. offset-only on 3 tab (sometimes on architectural shingles it can be difficult to determine) (see photo 1/4/23 - 6in offset, each tab is ~12in and should line up right about the middle, this particular one has granule loss, wear and tear, this is an older roof) - Slots staggered, 5 in. offset - Not possible to determine if 6 in. offset used without lifting tabs • Out of scope • Just make sure the slots do not align with the course above for three tab

Not Required to Determine:

• Other Installed Accessories (ie weathervane top).

Inspector is NOT Required to:

• Put Ourselves or Others in Danger • Damage Property

Roof Covering Inspection

• Report method used to inspect roof coverings, roof drainage system, and flashing - Report roof areas not observed (be specific) • Roof inspection methods - Walk roof (best method, but not required) - At eaves from ladder (next best method) - From window or adjacent roof (good method) - From ground using binoculars • Acceptable method, but inspection is limited • Report limitation and recommend evaluation

What Do We Look For?

• Roof Covering Type • Number of Roofing Layers • Installation Defects - If it doesn't look right, it usually isn't • Overall Condition • Damaged or missing shingles • Roof Structure: - View the framing & identify roof structure - Look for cracked or damaged trusses or rafters - Look for indications of ventilation concerns - Look for leaks (anytime have vents at the end of a gable roof, look for water leaks) (see photo 1/3/23)

Inspector Shall Describe:

• Roofing Materials - Composition - Wood Shingle - Slate - Wood Shake - Tile - Rolled Roofing • Methods Used to Inspect the Roofing - Walked - From the eaves - With binoculars - From the ground

Inspector Shall Inspect:

• Roofing Materials • Roof Drainage Systems • Flashing • Skylights • Roof penetrations • Chimneys

Safety First

• Set ladder on firm, dry and level ground - If not level use ladder leg levelers • Angle to be 75% - Adjust ladder so your toes touch the feet of the ladder, and your arms are straight when outstretched to grasp a rung. - Use a 3-Point of Contact rule when climbing • Extend top of the ladder 3' above the eave (3 rungs) (Check out YouTube for extension ladder videos, OSHA videos) (see photo 1/3/23 - step off rung under the roof, NEVER step off rung that is resting on the roof, NEVER step off rungs above the roof)

Roof Inspection Process

• Step back from the home and look at roof from the ground. - Check the field and ridge for damage - Sags, dips, uneven areas that look suspect • Look at the roof from the eave - Check number of layers and underlayment at eave • Is it safe to walk? Walk the roof OR from all eaves. - Pitch, granule loss, worn out? - Signs of sagging/soft roof decking? - Look for worn, curled, lifted, damaged or missing roofing - Inspect chimneys, vents and other rooftop elements - Inspect drainage, including valleys, gutters, downspouts, etc.

Roof Pitch

• The term used to describe the slope of a roof is "blank" • "blank: is typically measured in inches • 4/12, 6/12, etc. indicates how much the roof rises over a 12" horizontal run - A 4/12 "blank" has a 4" rise over 12 inches • When in doubt a 'blank' gauge helps or app on smart phone (see photo 1/3/23)