Identifying Roofing Problems

After a long, cold and wet winter spring is finally here. With longer daylight hours, spring is the perfect time to look around the house and make repairs where necessary, especially if you plan to sell your house. Maintaining and repairing your house before putting it on the market is the best way to sell your home faster. So where should you begin? Well sellers should think like buyers. Buyers are mostly concerned with the condition of the roof since it could be the most costly to repair or replace, so let's begin there.

Roof Covering

If you could safely do so, inspect the roof covering. If you find problems such as leaks, worn sections, missing shingle parts, damaged or deteriorated flashing, bowed or cupped shingles, replacing your roof may be a better idea than trying to repair it. Home inspectors, when inspecting the roof, will look for these defects and report on the potential problems they could cause. Let's take a Closer Look at a few of these problems.

The main causes of leaks on roofs that have shingles are damaged or deteriorated shingles. In the picture below you can see that these shingles are damaged. As you look at the picture closely, you can also see they have deteriorated; you can tell because the granules that give the shingle surface its roughness is not as tight and compact as new shingles. When you look in the gutters, that's where you will likely find the granules because over time rain, snow and the sun's rays will eventually cause the granules to loosen and the rain will wash them into the gutters. Also the gaps that separate the shingles are wide indicating they are at the end of its useful life. Add to this, popped nails shown in the picture on the right, and this is a leak waiting to happen (if the roof is not leaking already).

Flashing is also important in keeping the roof in good shape. Make sure the flashing is doing its job in keeping water from entering roof penetrations such as plumbing vents and chimneys. Damaged or deteriorated flashing usually occurs as a result of extensive weathering and oxidation. Detached or loose flashing often can be replaced or reattached by cleaning out the old caulk or roof cement and replacing it with fresh cement or caulk. When changing the roof, however, new flashing should be installed.

When identifying roofing problems take the time to examine the chimney crown. In the picture below notice the crown is sloped so that rain water can drain properly. However, notice there are cracks in the crown and no sealant between the crown and the flue. This will allow rain water to enter and leak into the interior and cause damage to the chimney stack. So repair the crown if it looks like this.

Remember, inspect the roof only if it's safe to do so. If you are not comfortable on the roof, hire a pro. A home inspector has no financial interest whether the roof is good or bad.

Identifying roofing problems and correcting them has three advantages:

1. Helps sell your home faster

2. Adds value to your home

3. Keeps your belongings safe & dry