Let’s start by standing back from your home. Have a walk to the backyard, and look at your roof line. Do you notice any elements of sagging? If you notice shingles sagging in a concave appearance, then there may be a problem with your plywood/OSB sheathing below your shingle field. This sagging can be caused by many reasons. Maybe, the rafters were toe nailed into your ridge board and have become loose. This would cause the sagging in the sheathing. Possibly, the sheathing has become wet/damp and is sagging due to water infiltration. This would lead you to believe that the dampness was caused prior to shingle replacement and the need to replace as soon as possible. That would also mean additional cost to replace the sheathing prior to re shingling. As you have performed an eye test from the backyard please continue the process from the front yard, as well as from the side of your home, if your roof is visible from there as well.
The next areas that should be examined would be your roof line and any roof line intersections. Multiple roof lines are usually best noted in back split style houses. Basically, you want to look at where the roof lines intersect and make sure that any flashings are performing the job that they are supposed to do. Flashings are typically aluminum and protect the roof lines from water, snow and ice infiltration. These flashings are sometimes let into the mortar joints of brick or caulked along seams to protect from water, snow and ice entry behind the flashing. Make sure that these seals are continuous and free from cracking. If the caulking needs replacement, please do so as soon as possible, as these cracks can lead to water infiltration behind your cladding and into your interior finishes. Make sure that if your home has dormers, please examine the perimeter of these protrusions as well.
Finally, let’s have a look at the roof penetrations. I often tell my Clients that the best roof penetration is none. But, this is not the case. Most, if not all roofs have some sort of penetrations whether it be a chimney, plumbing vent or bathroom/kitchen vent. Neoprene sleeves are often present around your plumbing stack. Make sure that the sleeve is free from cracking and the caulking/tar around the base is solid and not cracked. Check that the flashing around the chimney is properly caulked or let into the mortar joints (water tight). Chimneys are often the cause of many cases of water damage within the attic and your homes interior finishes. Some are improperly flashed, on the slope of the roof where snow and water collects, and other structural problems – cracked cap, no cap, and crumbling brick work.
This is where Binder Home Inspections can become involved. If you don’t feel comfortable getting up on your roof or entering that attic space, give Binder Home Inspections a call, text or send an email. We can work up a quote to get these components looked at! Thanks again, check back often. John Binder