Roof Inspection Questions

[The Critic]

Currently in contract to purchase a home.

Due to the massive solar system on the roof, I requested for a roof inspection to be performed. Listed below were their findings. The home was built in 1997 and this is the original concrete tile roof.

Roofing is an area that I am not familiar with. Can someone help me understand what they found and the urgency of the issues?

Thanks!

 

[atikovi]

Roof inspection by roofing company. No conflict of interest here.

 

[KrisZ]

Are the affected areas near the solar panels or underneath them? Did they even inspect underneath the panels and the mounts that have to go through the concrete tiles?

The cake on on mastic and the cracked tiles, tell me that there was a water leakage problem in the past and that there will be a problem in the future.

If the repairs can be done without touching the solar panels, then it should not be a big problem or expense, but if the panels are in the way, that's a big complication IMO.

 

[The Critic]

Originally Posted by KrisZ
Are the affected areas near the solar panels or underneath them? Did they even inspect underneath the panels and the mounts that have to go through the concrete tiles?

Unfortunately I was not present for the inspection and I received the report late in the evening. I'll have to call today to get a better understanding of their findings.

The home inspector and I went into the attic and we did not see any obvious signs of leakage, but we also did not inspect the entire attic to the same detail.

Originally Posted by atikovi
Roof inspection by roofing company. No conflict of interest here.

Of course, but when you're in contract, you need to a "roofing company" to write an estimate in order to go to the negotiating table.

 

[tom slick]

Doesn't look like a big deal to fix those items. That report, actually all inspection reports, are a negotiating tool, either the seller repairs or negotiates a lower sale price. If you purchase then you have multiple companies look at the roof

 

[BMWTurboDzl]

Originally Posted by tom slick
Doesn't look like a big deal to fix those items. That report, actually all inspection reports, are a negotiating tool, either the seller repairs or negotiates a lower sale price. If you purchase then you have multiple companies look at the roof


Agree.

Items 2-5 with a cost to cure of only $2,375. Not a big deal. All roofs eventually leak.

 

[SZR48207]

I'd check the attic for signs of water damage in the past. Look for water stains on the wood and matted down fiberglass (if that's the type of insulation used there).

 

[The Critic]

Originally Posted by KrisZ
Are the affected areas near the solar panels or underneath them? Did they even inspect underneath the panels and the mounts that have to go through the concrete tiles?

The cake on on mastic and the cracked tiles, tell me that there was a water leakage problem in the past and that there will be a problem in the future.

If the repairs can be done without touching the solar panels, then it should not be a big problem or expense, but if the panels are in the way, that's a big complication IMO.

Just realized that they provided pictures. I added the pictures to the original post, let me know what you think.

 

[mrsilv04]

Originally Posted by atikovi
Roof inspection by roofing company. No conflict of interest here.



OK, so when I need an opinion on my furnace and A/C units.... I should call a plumber... or an electrician?

 

[SatinSilver]

I was a little skeptical reading the report. But after seeing the pictures I see where they're coming from. I'd get the roof repaired/fixed immediately. Good thing you don't get a lot of rain there. Roof and foundation are the biggies.

 

[Wolf359]

Originally Posted by atikovi
Roof inspection by roofing company. No conflict of interest here.


While the quote sounds like it's on the high side, it doesn't sound too outrageous. Normally if you get a bunch of roofing quotes, the pricing can be all over the place. Typically the highest and lowest is about two times apart so shopping around might yield a lower quote. But that's a good quote to use to negotiate the price down.

 

[Donald]

Vent pipe collars do not last forever. They typically just slap another rubber collar on top of the one that is leaking. When its time to replace the roof then you install a new pipe collar with attached flashing.
I found one company that sells pipe collars that last a long long time. But most last 10 years.

 

[bcossa2001]

Commercial contractor here.
The mastic was a jimmy rigged attempt to fix an issue. Pipe boot is reasonable answer. Agree that typical life is 10 years.
Photo G is the biggest concern. That designer should be hung for creating such a ridiculous condition.
My view is to remove those tiles and put a peel/ stick membrane beneath it, then reinstall tiles and seal. The roofer should be familiar with peel and stick, also called ice and water shield.
He says the roof will be "certifiable" after these repairs are made. Not sure what that means, if anything.
Would be interested in his warranty on the repairs, or roof, if any.
Agree that price is about right. You might save a few dollars by bidding it out but be sure you know and understand the details.
Also would want to be sure this roofer is experienced in concrete tile roofs.
Please PM me if you would like to discuss further.
There's a saying: roofs don't leak, flashings do. Never more true in this case so it is critical to pay attention to the details, especially with such an unforgiving roof material...

 

[demarpaint]

Originally Posted by bcossa2001
Commercial contractor here.
The mastic was a jimmy rigged attempt to fix an issue. Pipe boot is reasonable answer. Agree that typical life is 10 years.
Photo G is the biggest concern. That designer should be hung for creating such a ridiculous condition.
My view is to remove those tiles and put a peel/ stick membrane beneath it, then reinstall tiles and seal. The roofer should be familiar with peel and stick, also called ice and water shield.
He says the roof will be "certifiable" after these repairs are made. Not sure what that means, if anything.
Would be interested in his warranty on the repairs, or roof, if any.
Agree that price is about right. You might save a few dollars by bidding it out but be sure you know and understand the details.
Also would want to be sure this roofer is experienced in concrete tile roofs.
Please PM me if you would like to discuss further.
There's a saying: roofs don't leak, flashings do. Never more true in this case so it is critical to pay attention to the details, especially with such an unforgiving roof material...

Spot on! I do a lot of repair and repainting of interior rooms and ceilings due to leaking roofs. It looks to me like there were problems with that roof. It is also hard to determine what is going on around and under the solar panels.

 

[PimTac]

The first thing I thought of looking at those pics is earthquake damage. Is this house in a area that has seen recent tremors?

Looks like a hack job was done on those affected areas.

 

[Ws6]

Originally Posted by The Critic
Currently in contract to purchase a home.

Due to the massive solar system on the roof, I requested for a roof inspection to be performed. Listed below were their findings. The home was built in 1997 and this is the original concrete tile roof.

Roofing is an area that I am not familiar with. Can someone help me understand what they found and the urgency of the issues?

Thanks!



It's not a problem at all. You will require the current owner to fix this to your satisfaction, after inspection by a roofer of your choice, or it will not proceed.

That is how I approached anything and everything of a similar nature with my house purchase 2 years ago.

 

[Wolf359]

Originally Posted by Ws6
Originally Posted by The Critic
Currently in contract to purchase a home.

Due to the massive solar system on the roof, I requested for a roof inspection to be performed. Listed below were their findings. The home was built in 1997 and this is the original concrete tile roof.

Roofing is an area that I am not familiar with. Can someone help me understand what they found and the urgency of the issues?

Thanks!



It's not a problem at all. You will require the current owner to fix this to your satisfaction, after inspection by a roofer of your choice, or it will not proceed.

That is how I approached anything and everything of a similar nature with my house purchase 2 years ago.


Around here, that's generally a bad idea. You usually end up with the seller finding the cheapest guy to do the work and then you end up with no warranty if you have issues later. Always better to negotiate a price and then have it done yourself, then you can get a warranty from the guy who did the work.

 

[KrisZ]

Looks like bcossa2001 knows what he's talking about I will leave it to his expertise.

In my totally unprofessional opinion, looking at the pictures provided, the issues don't look too bad and should be fairly easy to address by a pro roofer. But it should be addressed right away to avoid any water damage during the rainy season.

 

[Ws6]

Originally Posted by Wolf359
Originally Posted by Ws6
Originally Posted by The Critic
Currently in contract to purchase a home.

Due to the massive solar system on the roof, I requested for a roof inspection to be performed. Listed below were their findings. The home was built in 1997 and this is the original concrete tile roof.

Roofing is an area that I am not familiar with. Can someone help me understand what they found and the urgency of the issues?

Thanks!



It's not a problem at all. You will require the current owner to fix this to your satisfaction, after inspection by a roofer of your choice, or it will not proceed.

That is how I approached anything and everything of a similar nature with my house purchase 2 years ago.


Around here, that's generally a bad idea. You usually end up with the seller finding the cheapest guy to do the work and then you end up with no warranty if you have issues later. Always better to negotiate a price and then have it done yourself, then you can get a warranty from the guy who did the work.


Thing is, if underlying damage is found...ouch. YMMV, each deal is different.

 

[Pelican]

That's the problem with roof panels, they should be installed on a new or almost new roof as they have just about the same lifespan.

If one installs the panels on an older roof and the roof has to be changed before the panels, the latter have to be dismounted and then remounted resulting in big labour expense, this is when a field array is more suitable.