Areas inaccessible/not visible due to height, design, materials: There are areas of the roof which are inaccessible and/or not visible due to height, design, and materials. Therefore, the inspection is significantly limited. We recommend further evaluation by a roofing specialist.
Areas inaccessible/not visible due to deck: There are areas of the roof which are inaccessible because of an installed deck. Therefore, the inspection is significantly limited. Repairs or replacement of the roofing would be difficult, i.e., dismantling or removal of the deck would be required.
Areas inaccessible/not visible due to solar panels: There are areas of the roof which are inaccessible because of installed solar panels. Therefore, the inspection is significantly limited. Repairs or replacement of the roofing would be difficult, i.e., dismantling or removal of the solar panels would be required.
Painted with coating/sealant, future maintenance/replacement: The roof is painted with coating/sealant. Therefore, the inspection is significantly limited. Paint can seal cracks and/or obscure evidence of moisture intrusion. Sealant typically is used after water control issues occur and is often applied to delay replacement of the roof. This method does not address any previous leaks or associated damage and the long-term integrity of this type of application is questionable. Anticipate future maintenance and/or replacement.
Prior repairs, difficult to evaluate cause/extent: There have been repairs to the roof covering. It is difficult to evaluate the cause and extent of repairs. You should ask the owner about the problems they had, when the repairs were done, who did them, if they have a receipt for the work, if there is a warranty in effect , and if the warranty conveys with the property.
Near/at end useful life, budget for replacement: The roof covering is near or at the end of its estimated useful life. We recommend establishing a budget to replace the roof covering.
Past end useful life, budget for replacement: The roof covering is past the end of its estimated useful life. We recommend establishing a budget to replace the roof covering.
Two shingle layers: There are two layers of shingles on the roof. Roof structures generally are designed to support a maximum of two layers. When the roofing system requires replacement, both layers will need to be removed prior to installation of new roofing materials.
Asbestos shingles: The roof covering appears to be cement asbestos shingles. Asbestos content can be confirmed only by laboratory analysis. Asbestos cement shingle roofing is brittle and should not be walked on except by qualified, insured roofers. If the roof requires replacement or repair, there are special handling and disposal requirements because of health and safety issues. Check local solid waste authority regarding disposal of the asbestos cement shingles.
Built-up membrane/multi-ply system: A built-up membrane roof covering is a multi-ply system, the longevity of which is dependent on the quality of installation and regular maintenance. The top of the roof covering usually is covered with gravel or rock to reflect ultra-violet light and to protect the roof from mechanical damage. The roof becomes vulnerable as aggregate loosens or exposes the membrane to the sun. Seams may begin to open, followed by leaks. Blisters and bubbles can form where moisture is trapped between the felt plies. Leaks are very difficult to isolate on this type of roof, as water can travel a great distance through the plies before becoming apparent. Flashings, if present, are often covered with roofing materials and cannot be evaluated.
Metal skin appears intact with minimal damage or oil-based covering remaining: The roof’s metal skin appears intact with little apparent damage or oil-based covering remaining. We recommend that you consider an “acrylic-based” approach to metal roof servicing as recommended by many metal roof product manufacturers. Water-based coatings have the advantage of remaining flexible. Oil products become brittle, which shortens their adhesion and effective working life. The purpose of a coating on metal roofing is to protect the metal with a “sacrificial” layer. Brittle cracked oil coatings permit moisture intrusion and will corrode the actual metal.
Metal roofing requires regular coating and maintenance: Metal roofing requires regular coating and maintenance to inhibit rust and corrosion. Avoid asphalt and tar compounds, which trap moisture against the metal and encourage corrosion.
Apply maintenance coating to non-granular single-ply modified bitumen every three to five years: Apply a maintenance coating to non-granular single-ply modified bitumen every three to five years.
Estimated age based on visual clues and condition, exact age not determined:The estimated age of the roofing materials is based on visual clues and condition. Without documentation, the exact age of the roofing cannot be determined. Check with the owner to determine if there is any documentation available, or if there are any warranties in effect regarding the roofing materials and workmanship.
Full scope of roofing system condition not included: The full scope of the roofing system’s condition is not included in this report due to an independent specialist’s evaluation. Refer to the specialist’s report(s) for more information and required actions. Any observations are provided as a courtesy.
Wood shakes and shingles: Wood shakes and shingles are fragile compared to other roofing materials. Therefore, anticipate regular maintenance to prolong the roof’s serviceability. Proper maintenance of this type of roof should include the removal of debris and the periodic coating of the surface with a wood preservative product with a fungicide and some form of ultraviolet protection. Products listed as sealants, water proofers, or plasticizers should not be used. Individually rotted or defective pieces should be replaced as required.