Roofing - Maintenance and Repairs
General Subject Information: Many different materials are available for application to residential roofs. Reasons for choosing a particular material include geographic location of the structure, typical anticipated climatic conditions, slope or angle of incline of the roof, appearance considerations, and desired life span of the roof system. All of the different materials encompass a range of performance characteristics, as well as anticipated life spans. Information regarding recommended configurations, installation methods, maintenance practices, and repair procedures, as well as typical anticipated life spans, can usually be obtained from the material manufacturer, or from a recognized industry association.
In the absence of a manufacturer’s brochure, how do you know who the tile, shake, or shingle manufacturer was, and how the roof cover was supposed to be installed? Some manufacturers stamp their name on the back of their roofing material. If there is no identification, a sample can also be taken to a roofing supply company to obtain the information. Nearly all manufacturers publish information about the proper method for installation of their product.
Roofs can generally be separated into two broad categories: low-slope (often referred to as “flat” roofs), and steep slope (generally having more than 3 inches per foot of slope). Steep-slope roofs are typically fitted with water-shedding roof covering systems, such as asphalt shingles, clay or concrete tile, slate, wood or composite shakes or shingles, or sheet metal panels. Low-slope roofs are typically covered with a waterproof membrane roof system, such as hot asphalt built up roofs (BUR). Low-slope roofs are then surfaced with gravel, embedded mineral granules, or field-applied coatings, modified asphalt roof membranes, and single-ply roof membranes (which are typically smooth surfaced and have water tight, sealed seams).
Except for desert locations, most residential roofs are usually built as steep-slope, water shedding systems. At slopes less than 3 inches per foot, special consideration should be given to design and installation of water shedding roof-covering materials.
Flashing and Counterflashing
General Subject Information: Sheet metal flashing or counterflashing components provide a mechanical overlap that protects terminations or transitions of roofing materials (e.g., at plumbing vent pipes, skylight curbs, roof edges, the base of walls, etc.) from wind-driven rain or runoff water. Water is conveyed by the flashing past the transition or termination, and passes onto the roof covering downslope, or off the roof.
Structural Components
Recommended Use and Maintenance:
You should not install or fasten any products or materials on the roof. Contact and consult with the builder prior to the installation of any “add-on” materials or products. This includes, but is not limited to, the installation of solar heating panels and TV antenna dishes.
Limit the amount of walking on the roof. Concrete and clay tile roofs are susceptible to breakage, and only licensed persons who are qualified to walk on roofs should perform any installation of “add-on” products.
Concrete and Clay Tiles, SlateI
Comments: Roof tiles and slate are a protective and decorative cover and generally not considered the waterproofing membrane of the roof system. Roof tiles serve three purposes: (1) complimenting the architectural design of the house, (2) controlling the majority of the roof water by means of shedding water down their overlapping courses and into a gutter, or off the edge of the roof overhang, and (3) protecting the waterproofing membrane. The felt paper below the roof tiles, metal flashings, and the tiles themselves comprise the entire roof weatherproofing system. However, under extreme weather conditions (out of the normal), i.e. wind-driven rains (rains that are driven horizontally), snow or ice build-up, the roof system is more susceptible to water intrusion, especially on lower slope and flat roofs. Under extreme weather conditions, water intrusion may be unavoidable.
Recommended Use and Maintenance:
NOTE: Do not walk on roof tiles, because concrete and clay tiles are subject to breaking. Generalized inspections can be done from the ground, from ladders set at the edge of the roof, and from adjacent properties. Field glasses (binoculars) are often helpful. If more detailed inspections are necessary, it is advisable to hire a qualified, licensed and properly insured roof inspection contractor.
Conduct periodic maintenance of the roof system, including cleaning of all roof drains, gutters and downspouts of leaves and other foreign debris, and checking all areas that have a caulking or sealant type material. The last category includes checking areas such as vents, pipe penetrations, and sheet metal flashing for cracked sealant, etc. You should be extremely careful when installing products on the roof (such as solar heaters) or fastening items to the roof (such as holiday lights). All after market items attached to a roof should be made by a licensed contractor. The painting and caulking of flashings by a qualified roofing contractor is a routine maintenance item.Appearance and Adhesion
Comments: Tiles generally become loose or slip where the roof meets a wall. Since tiles cannot be fastened with nails through sheet metal flashing, roofers may secure the tiles with roofing cement or other manufacturer’s recommended installation material. Loose tiles can slip off the roof and become a serious safety issue.
Recommended Use and Maintenance:
Conduct periodic inspections along all roof-to-wall intersections and look for loose or slipping tiles. A preliminary assessment can most often be accomplished with a visual inspection from the ground or from an elevated portion of the structure. More complete inspections should be done only by qualified roofing specialists.Inspect the roof for any cracked or broken tiles within the first month of occupancy. Do not walk on the roof, do not make any roof penetrations, and do not fasten any objects to the roof. If you cannot inspect the roof with a ladder, or by observation from a safe higher vantage point, hire a qualified roofing inspector to perform the job.You are responsible for keeping all sheet metal valleys, gutters and downspouts free from ice build-up, snow, leaves or other foreign debris (see Chapter 9 Miscellaneous, Ice and Snow). This should be done safely from a ladder without walking on the roof or by a qualified roof maintenance service.American">www.ahahome.com/cgi-bin/oec.cgi?p=CN_kiosk/CN_kiosk&c=CN_kiosk/CN_kiosk2_129&acct_code=AH261">American Homeowners Association (AHA)®
Richard J. Roll, American Homeowners Association (AHA) Founder and President, created the AHA in 1994 after speaking to thousands of homeowners and discovering that they were facing similar problems – high costs, no clout, little knowledge. The AHA helps homeowners and first-time homebuyers obtain the most value for their homes, build equity, avoid common pitfalls, and save $1000s on home improvements and home maintenance. Now the world’s leading homeowner’s savings, benefits and advocacy membership group, since its inception, AHA has served over 1 million homeowners and first-time home buyers and helps them to capture the most value in their homes, and make wiser decisions regarding home buying, selling, financing, maintenance and home improvements.
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