Roof Inspection Questions

[mk378]

There's no mention (approving or disapproving) of the solar installation at all, suggesting the inspector has no clue about how solar panels should be attached to a roof, and whether these are properly attached.

Not a roof issue but you get hardly any energy from solar panels that don't generally face broadside to the sun. The placement of panels on that house seems haphazard. They ought to be all on one side. It suggests the previous owner was not very tech savvy, and yes he also did his own roof "repairs".

 

[Donald]

Originally Posted by mk378
There's no mention (approving or disapproving) of the solar installation at all, suggesting the inspector has no clue about how solar panels should be attached to a roof, and whether these are properly attached.

Not a roof issue but you get hardly any energy from solar panels that don't generally face broadside to the sun. The placement of panels on that house seems haphazard. They ought to be all on one side. It suggests the previous owner was not very tech savvy, and yes he also did his own roof "repairs".


I would agree.

The mastic on the leaking pipe collar is an indication the homeowner did his own repair. Good if HomeDepot is closed and its raining, but not long term.

Who wired the solar panels?

 

[Fawteen]

A roof is always a good way to get the owner to negotiate a lower price. Even if they initially balk, once they realize they now have to disclose the issues to any other potential buyers, they are usually willing to negotiate. I've negotiated a lower price on several of the properties that I own because of roof age/issues.

Find a quality roofer-NRCIA is a good place to start. I would first ask the current owner to have my roofer make the repairs and the current owner pay the roofer. If that doesn't work, use the estimate to negotiate the price down at least that much.

It's also possible that a mortgage company won't fund the closing until the repairs are made, so that can become a negotiating tool as well.

If there is any evidence at all that there has been rainwater penetrating into the house, I would also suggest a mold test. If the roof has leaked and it has been covered up inside you could have trouble brewing inside the walls.

 

[atikovi]

Originally Posted by Fawteen
A roof is always a good way to get the owner to negotiate a lower price. Even if they initially balk, once they realize they now have to disclose the issues to any other potential buyers,


If it's not leaking, it's mostly just wear and tear. What's to disclose? A few broken tiles. I'm sure if the seller hired someone on their side, they could come up with a report saying, Roof needs some caulking and tile repair. $300.

 

[The Critic]

I had my friend's stepfather (independent roofing contractor) perform an inspection. His findings matched the first company, and his pricing was also within $100 of the first guy.

Since I have an inspection contingency on the house, I plan to ask for a credit to address the roof issue...

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...

Thank you.

 

[bcossa2001]

You're welcome. I enjoy your posts in the Detail/Wax forum...Ž...Ž..