Category: Roofing

Roof Inspections

Why do I need a roof inspection?

You should inspect your roof or have a professional do it to spot damage, make necessary repairs, and discover flaws that may have occurred in workmanship. If you act before or as problems occur, you’ll extend the life of your roof and prevent problems that could affect the structure and contents of your home, as well as your family’s health.

How often should I get my roof inspected?

The National Roofing Contractors Association (NRCA) recommends checking your roof during the fall and spring to help spot potential problems. You should also inspect your roof after a major storm that involved high winds, hail or flying debris. It doesn’t matter how new a roof is, hail can damage or even ruin it enough to require a replacement.

DIY roof inspections

Sometimes homeowners can make simple checks to their home’s roof to find maintenance needs. But some problems are easily noticed even by the untrained eye. For those who choose to do it themselves, consider these NRCA tips. If you tackle the job, take the following safety precautions

Hiring a professional roof inspector

The NRCA recommends hiring a professional roofing contractor to inspect your roof.  It’s safer, especially if you’re uncomfortable getting on a roof or if you’re not sure what to look for.

Things to Consider When Choosing a Roofing Company

Your roof is a vital part of your house, and you want to ensure that you take the best care of it so that it lasts as long as possible. You may know that you should be getting your roof inspected bi-annually, but don’t know how to choose the right roofing company for the inspection or for any other work. It can be difficult to decide on a roofer when there are so many options. And, with many of the options seeming a bit questionable, you don’t want to make the wrong choice!

ReviewsHow can a homeowner identify a quality roofer? A quick online search can often help to split the good from the bad roofing companies by the testimonials and reviews. When you are browsing a roofing company, does their site include legitimate reviews from happy customers? Happy customers are an assurance that the roofer you are considering knows how to take care of their clients.

Licensed, Insured and BondedA quality roofing company (and its technicians) will be licensed, bonded and insured. This protects you, the homeowner, and the company. If a technician hurts themselves on your property, the company needs to be insured so that you are not liable! Additionally, if you work with a company that is not licensed, you could see the consequences with your home insurance; your home insurance could cover your roof repair or replacement, but they will require you to hire a licensed company. Additionally, not working with a licensed roofing company can void your home insurance. So, if their work causes problems in the future, your insurance company can claim they are not liable to cover damage costs as you did not use a professional that was licensed.

Experienced with Insurance CompaniesYou will want to choose a roofing company that has experience handling insurance cases. Insurance companies typically follow meticulous steps for the insurance claim and expect full documentation of the entire project. Ensure that you are working with a roofing company that not only has experience handling insurance claims, but are also willing to help you work with the insurance company to get the most for your claim

Payment OptionsIt may seem obvious, but you should always discuss your payment options with any roofing company that you are considering. A great roofing company will offer free roof inspections and upfront pricing and have you sign off on all costs before they start the project. Lastly, discuss if payment will be required entirely upfront before the project begins, or if there is an option for a payment plan. A great roofing company will work with you to stay within your budget if necessary. They will ask you what your budget is and bring you material recommendations that align with what you’ve indicated.

When is the Best Time to Inspect Your Roof?

A roof inspection is one of those things we all tend to put off, but it’s an important part of your yearly home maintenance checklist.

The best time to get a roof inspection depends on your roof’s condition, your schedule, and the weather! And of course, a roof inspection is always a good idea after any unexpected (or expected) event that could cause damage, like a heavy tree branch falling on your roof.

Roof Inspections Are More Important than People Think

As long as water isn’t dripping from your ceiling, it’s easy to simply assume everything is fine. After all, you have plenty of other things on your home maintenance to-do list, right?

Should Roof Inspections Happen in Spring or Fall?

A quick Google search will tell you that spring and fall are the most popular times to get a roof inspection, and some people have very strong opinions on which is better. The truth is that the most important thing is just to get regular roof inspections when you need them, regardless of the time of year

Why You Might Get a Spring Roof Inspection

Winter rain, wind, and ice can damage your roof, and they also make it harder to identify any damage that’s there. Once spring hits and the rough weather is behind us, a roof inspection makes a lot of sense. It’s a good time to spot any winter damage and get it fixed before it gets any worse.

Understanding Home Roof Inspections

Roofing and Construction recommends that every potential home buyer get a complete home inspection before any money changes hands. It’s the best way to keep your dream home from quickly becoming a nightmare after you take ownership. The results from a home inspection will give you a powerful insight into the state of the home.

Ask the seller outright to pay for the cost of the new roof and have it installed. Prior to closing, it can be very difficult to get a new homeowner’s insurance policy on a home where the roof is damaged or too old.

Offer to split the cost. If the housing market is tough for buyers, or you think there’s competition for this particular home, then you can make an arrangement to divide up the cost of the new roof with the seller

Inspections to Maintain Your Home

Call a roofing contractor or a licensed inspector if you are curious about the condition of your home. Any new roof system is a big investment. As a result, you’ll want all the information possible if you’re considering a purchase, think you may need a new roof, or want to change the appearance of your roof to better match your home.

Roof Inspection Tips

Some of the best inspectors previously worked as contractors or in the construction industry, so you can look for that experience as a confidence booster. It’s perfectly acceptable to ask how many inspections they’ve performed, if they know what’s normal for the area and how long they’ve been in this profession.

Roof Inspection- A TOP Priority

The National Roofing Contractors Association suggests the homeowners should have their roofs inspected each year in the spring and fall.  Inspecting your roof periodically can help you prevent costly structural damage to your home.  Even the most durable roofs can show signs of weakness, especially after a season of snow and ice, like we experience in Michigan, or a season of heavy rainfall and wind

Trained Professionals

A trained professional is always your best bet for roof inspection. Roofing experts can identify damage that an untrained eye cannot see. Repairing damage before it becomes a real issue, can save homeowners thousands of dollars in repair and replacement costs.

AMR Experts

The experts at Roofs understand the importance of careful and thorough roof inspection services. This is why, during our initial consultations, we provide attic and roof inspections to inform homeowners of any problems that currently exist.

With the attic inspection, we’ll be able to give you a full report of your attic’s moisture levels, mold potential, insulation levels, and more. The roof inspection will allow us to identify any problems with your current roofing system, as well as measure it accurately, so we can provide you with the best possible roofing estimate.

6 MOST COMMON FLAT ROOFING PROBLEMS

Whether you own a commercial building, or your home just happens to have a unique flat roof, you know that it often requires more work than other standard types of roofs. While it may have been simpler to build, it requires a lot of maintenance and inspections to keep it up and make sure that everything is functioning as it should. The hard part about a flat roof is knowing whether you need to get it replaced, or if you just need to do a few minor repairs. We’ve put together a list of the top 6 most common problems that occur in flat roofs, and how best to deal with these issues depending on their severity:

Alligatoring – One of the surest signs that your flat roof needs replacement is a phenomenon called alligatoring. What happens is the asphalt used to build your flat roof has aged and lost its elasticity, causing it to crack and bubble and look something like the skin of an alligator. Unfortunately, this means that your asphalt flat roof has deteriorated past the point of no return, and will need replacement.

Leaks and moisture – Probably the most common problems with flat roofs, leaks and lingering moisture are issues that can be dealt with effectively, as long as you stay on top of them. Just like any roof, a flat roof will develop leaks, but since it’s flat, the water doesn’t have anywhere to go but straight down. This means that moisture can seep into the roof itself and cause problems that may lead to mold and fungus. The best way to deal with this is to make sure that you have your roof inspected regularly, and maintenanced every time you find an issue.

Buckle in membrane – Most asphalt flat roofs are constructed similarly to shingled roofs in that they are made up of a membrane soaked in asphalt, and then laid across the top of the building to make the roof; unlike shingled roofs, however, the membrane on a flat roof is all one piece. This means that over time, as your house shifts and settles, so too will your roof. Excessive movement can cause buckles in that asphalt membrane, which signals the end of your flat roof’s life. A roof that is buckling is not safe to live under, and can cause major problems down the line. It’s a good idea to get it replaced as soon as possible.

Pooling water – Since your roof is flat, when it rains or snows, there’s nowhere for that precipitation to go. As your home settles over time, the roof itself will shift a bit, meaning it might not be as level as it was when it was first installed. This may cause water to pool in divots and dips in your roof. While most materials are manufactured to hold up to water, you should drain these pools as soon as possible and check to make sure that water didn’t seep into lower layers of the roof. If pooling is allowed to linger, it’s likely to deteriorate the exterior of your roof, shortening the lifetime of the flat roof.

Crack in roof – Flat roofs tend to have more pressure exerted on them, since they are flat instead of slanted. Sometimes this pressure can build up, and if the pressure and stress become excessive, it can cause your roof to crack. In the event that your roof does crack, you should call a professional immediately. In addition to exposing your home to precipitation, a crack in the roof is often a sign that your roof is structurally compromised, and it’s time for a new one.

Flashing – Just like most other materials, asphalt flat roofs tend to expand and contract with changing weather and temperatures. Over time, this continued expansion and contraction can cause the flashing to pull away from the edges and corners of your roof, leading to leaks and moisture that can get trapped inside your roof. The best way to avoid this is to inspect and maintain your flat roof regularly. Once the leaks become significant, or if you have a lot of deterioration in the flashing, you’ll be forced to get a new roof.

Benefits of a Flat Roof

Not only are flat roofs as capable as their steeper counterparts but they also carry a significant number of advantages as well.

Save money on heating and cooling costs

One of the benefits is the savings in heating and cooling costs that it provides.

Many don’t think of this fact, but a steeped roof adds extra space to a structure and the more space there is, the more your heating and cooling systems need to work to fill all of this space with heat or air conditioning. Flat roofs help to control this extra air with slightly less space.

Save money on upfront costs and repairs

Flat roofs are typically less expensive than steep slope roofs, mostly because flat roofs use less material than their sloped counterparts.

Flat roofs are also much easier to install so labor costs are lessened and they are easier to access for maintenance and repairs.

They give you room to build upon it

Flat roofs also have many functional benefits as well because they give you more room to build upon your house. If you want to create a roof garden or install solar panels, the process is much easier to implement on a flat surface.

4 Best Flat Roof Materials

PVC Roofing

For many projects, PVC roofing is our preferred choice as the best flat roof material on the market. PVC roofing is somewhat more expensive than other single-ply commercial roofing materials, however it offers a wide range of benefits for the price. First, the reinforced membrane makes PVC roofs resistant to impact damage and the cracking which normally shortens the lifespan of single-ply roofs. PVC roofing is one of the best flat roof materials because it is low maintenance with a long lifespan. At J. Smucker Contracting, we offer a 20-year warranty on new PVC roofing we install. In addition, just like TPO roofing, PVC is a reflective white color which is useful as it dramatically lowers the business’s energy bills.

Metal Roofing

A commercial standing seam metal roof is the ideal choice for a building with a roof slope greater than 2 inches. Metal is different from most other commercial roofing material types for a few reasons. Due to the expert installation process and the nature of the material, metal is the most expensive roof type to have installed. However, metal roofing has the longest lifespan, lasting between 20 and 30 years. Metal is an extremely durable material and is immune to cracks that affect single-ply roofs. However, metal roofs can be susceptible to leaks around the seams and roof edges.

TPO

This very popular roof type is also among the best flat roof materials to install. Not only is a TPO roof an inexpensive option, it has a decent lifespan between 10 and 20 years. In addition, these white-coat roofs have all of the same energy saving properties as PVC roofs. Plus, they require less maintenance than EPDM roofs, as the seams are heat welded to prevent leaks.

Modified Bitumen Roof

When compared to other commercial roofing materials, modified bitumen stands out as the more-budget friendly option. Modified bitumen roofs use an asphalt membrane as the base of the roof itself. This surface is susceptible to cracking and blistering which reduces the typical lifespan to just 10 to 15 years. While the lifespan is less than the more advanced options, the price point alone can make modified bitumen one of the best flat roof materials for some businesses.

How to Find a Leak on a Flat Roof

The best time to look for a leak is when the roof has been dry for at least three days, and in the evening/night-time, when after cooling down, the flat roof leak ‘hot-spot’ will release heat that has stored underneath the hole during the day.

If this technique is not possible, below are other ways to detect a leak on a flat roof – and remember to clearly mark the area of the leak when you find it:

• Firstly, measure, from the outside wall of the room, along the ceiling to the damp spot/dripping area. You may find, especially on more slanting flat roofs, that there is no damage or ponding of water above this marker.
• Next, it’s time to look directly upwards of this area for somewhere that could cause the leak – usually around obstacles or junctions – for example, step or metal flashing that has come loose due to heat expansion and may need replacing or repairing (around chimneys and skylights). Check for loose tar and materials that may provide gaps in which rain water could seep through – if it can be pried back under inspection, then water can get into it.
• The sun’s heat can cause movement of a roof structure, creating splits or cracks and whilst the roof felt’s flexibility should be able to withstand this, be observant for small areas of damage by clearing away leaves, chippings or other debris. Check any seam in the roofing material, as any gap or hole could be the culprit causing the leaking roof.
• Check that there are no missing roof nails, or excessive rust damage on existing ones, as these may be causing the leak. At the same time, inspect the guttering around the flat roof for blockages or leaks that are accelerating the deterioration of the leakage area.
• Plants should be kept for internal flower pots and in garden beds, so if you see any on the flat roof, this could be another place where water is collecting and where the leak could potentially be.
• If there are any flaws in the top layer, like additional roofing tar patches or caulking, these are temporary patches that may have deteriorated quickly due to poor application.
• Should you still not be able to find the leak, it is time to start adding water, with a hosepipe or manually applied, to the roof in small sections, whilst someone checks the inside ceiling. Remember, water takes the least resistant path to get to where the dripping/damp patch is, so do not predict the leak to be directly above it. This process can be time consuming and the more detailed and regimented that it is executed, the more accurate it can be in determining the location of the damage on the flat roof.

The Pros & Cons of Flat vs. Pitched Roofing

If you are planning to add a new roof to your home or shed, be sure to consider all the available options. Pitched roofs come in a variety of styles, such as gable, cross gable and hipped, all of which are sloped to different degrees. Flat roofs have no slope, and are available in built-up, single-ply and sprayed polyurethane foam designs. Consult with a roofing contractor to determine which roofing option is best for your individual needs.

Maintenance

Both flat and pitched roofs require regular maintenance. However, although pitched roofs may be more difficult to clean and inspect, due to the sloped structure, flat roofs often require more maintenance throughout the life of the roof. Flat roof drainage is not quite as effective as a pitched roof’s, and without regular inspection, drains can become clogged, leading to damage and leaks. The roof requires a waterproof seal, which must be maintained regularly to prevent leaks and costly repairs. Many flat roof leaks are due to a lack of regular inspection and maintenance, so be sure that you have the time to check your roof regularly if you choose a flat roof for your property.

Cost

According to Improve Net’s online roofing calculator, a flat roof is significantly cheaper than a pitched roof. A 900-square-foot flat roof in the San Francisco area, made of concrete tiles, costs approximately $6,108 to $7,635, whereas a moderately pitched roof with the same specifications ranges from $7,878 to $9,848. Of course, if you live in an area that receives a large amount of rainfall each year, any money you might save in flat roof installation costs might be compensated for in future repairs. Flat roofs’ repair costs are more expensive than pitched roofs’ are, and because they are less prone to moisture damage, a pitched roof may be more affordable in the long-term.