One of the most overlooked aspects when purchasing a home is the condition of its roof. For the untrained eye, most roofs whether they are 5 or 15 years old don’t look much different from one another. The home inspector will usually only recommend a roof inspection if the roof is older than 20 years. A few weeks ago, we learned that’s not always a good rule of thumb, especially in San Diego – Read our last blog “The Problem with Tract Homes with Tile Roofs.”
Failure to get a roof inspection on that home you are looking to buy can prove costly once you get settled in and it starts to leak like a sieve once the first rain rolls into town. Time to put all of those home improvement projects you envisioned once you selected this home, it’s going to the roof! This can be avoided with a simple roof inspection.
If you are a real estate professional that is representing the buyer, it’s very important to inform your client that they should get a roof inspection before buying or they can expect a large expense in the near future. Even if there is no roofing credit issued, they need to know a budget number so they can start saving.
We offer three different options to the prospective buyer or real estate professional representing the buyer.
- No Charge – We will look at the property online and give a (very) rough budget number for a re-roof over the phone.
- $50 – $75 – We will order an aerial CAD drawing of the home and give a more accurate budget number over the phone and send a short email description.
- $250 – $600 – We will go on the roof of the home and perform a thorough inspection. We will provide you with digital pictures, a summary of the overall condition of the roof and a quote to repair defects or for a re-roof. If you end up hiring us to perform the recommended repairs or re-roof, we will deduct the cost of the inspection from your invoice.
When you consider that the average re-roof cost in San Diego is roughly $15-$20k – it is imperative that you consider getting a roof inspection for your home or strongly recommending it to your client regardless of the age of the roof. This will help you and/or your client make a well informed decision when buying a home.
There’s a good chance that if you are reading this it’s because you live or own a tract home with a tile roof in San Diego.
We have bad news for you.
Even if it’s in a high end part of town, be aware that your roof was most likely installed by a home builder/roofer that took shortcuts to save time and boost profits. Especially homes build during the early 90’s boom, read more about that HERE. Often times the builder and roofer only cared about one thing. The roof lasting 10 years. That’s when they are no longer responsible for it not leaking. Unfortunately, this has plagued San Diego and other cities for several decades. Tile roofs used to last 30+ years because home builders/roofers used to follow manufacturer recommendations. Now they are only looking at the bottom line which means more cost to you for damage/repairs/re-roofs.
Here are some of the issues you can expect to cause the premature failure of these roofs.
- One layer of 30# organic underlayment. The absolute minimum required by building code. It rots, cracks and breaks easily. Especially where a tile has slipped out of place or at the transition between the plywood sheathing and starter board at the eaves. This is how roof leaks at the outer walls of a home are usually caused.
- Flashing metal run short, so that water runs under the tile instead of on top of it below side walls, chimneys and skylights. This is how roof leaks below chimney and skylights are usually caused.
- A “shadow board” at the eaves of the roof which literally causes a dam under the tile, preventing water from draining properly. Leading to rotten fascia and starter boards.
- Overexposed tiles that allow water to enter at the nail holes.
- Improperly flashing pipes with mortar instead of galvanized or aluminum flashing. Allowing water to run under the tiles.
- No hip and ridge nailer boards or no weather blocking installed at the hip and ridge nailer boards. This allows water to run under the tiles.
- Inadequate attic ventilation causing super heated air to radiate downward through the drywall ceiling. Not only does this cause your house to come hot due to heat radiating through your ceiling, but it warms the air in the duct-work before it even enters your home, causing you air-conditioning unit to run very hard to keep up with demand.
- Vaulted / Cathedral ceiling areas not ventilated at all. This causes heat transfer and moisture build up in behind the drywall ceiling.
Unfortunately, when your tract home tile roof reaches the 20 year mark, it is a ticking time bomb. It’s time to start thinking about correcting all of these issues by having a complete “Lift and Re-lay” performed on your roof. (See our recent blog post on this HERE). When we re-roof your home with either a “Lift and Re-lay” or all new tile, you can expect the new roof system to last at least 50 years. All of our tile roof installations and “Lift and Relay” projects are installed per the Tile Roofing Institute Installation Guide. This guide was adopted by and has become California Building Code. Not only does San Diego County Roofing follow these Guidelines, but we are “Tile Roofing Institute Certified”.
We get re-certified every two years to insure that we are up to date with all of the latest requirements and standards.
If your tract home tile roof is at the end of it’s lifespan, it’s important to be proactive and take action. Failure to do so can lead to mold developing and extensive rotten wood.
If you own a home with a tile roof that is approximately 20-30 years old, it’s most likely reached the end of it’s serviceable lifespan. You’ve probably seen some broken tiles or maybe some roof leaks from this past years heavy rainfall in San Diego. If you are like most homeowners, the first thing you think of is an expensive re-roof is in the near future. Maybe you don’t have that budgeted and you put it on hold, putting your investment at risk each year you “wait it out.”
We have good news for you.
Lift & Relay. In 90% of the roofs that we inspect, the existing tiles can be re-used, unless the homeowner wants it replaced for aesthetic reasons. As the name implies, we lift and stack the existing tiles for re-use. We inspect for and replace the rotten or termite damaged wood. We install all new metal flashing (pipes, skylights, chimneys, valleys, walls, etc.) We install new roof vents and ventilate vaulted ceilings in accordance with current building code requirements. We re-install the existing roof tiles. We only lose approximately 5% – 10% to either pre-existing breakage or breakage that occurs during the re-roofing process. We will install new replacement tiles on a section of the roof that is discreetly located, so as to have minimum impact on the appearance of the roof from the front of the house.
Here is a recent Lift & Relay project that we did in Rancho Peñasquitos. The homeowner was able to save over 50% by going with this option as opposed to a roof tear-off & re-roof.
2500 square foot roof in Ranchos Peñasquitos
Tile roof Lift & Re-lay with vaulted ceiling ventilation.
2 layers of Malarkey Right Start UDL
Boral Std Wt Concrete Barcelona
Vaulted Ceiling Ventilation
DCI Products SmartBaffle
Owens Corning VentSure Inflow Vent
California Building Code 1203.2
Requires that vaulted/cathedral ceilings be ventilated
The heavy rains that San Diego County experienced this year is still fresh in our minds. In February we had our strongest storm in 13 years and overall for the season we had record rainfalls county wide. Like many San Diegans, you may have experienced roof leaks. If you did, there’s a good chance that your roof is over 30 years old or maybe even under 10 years with poor new construction attached to it.
San Diego Roofing Contractors were completely slammed during these series of storms. In some cases your roofing contractor couldn’t get out for 2-3 months just to repair your leak! A lot of homeowners just waited out the storm. This may be you!
Now is the time. Fall officially arrives in two days and there is no better time than now to get that roof repaired and/or roof maintenance performed. With so much rainfall this year, you also need to be aware of any mold issues in your home. Even if you don’t see any signs of water stains in your ceiling there could still be potential water trapped in places you cannot see. Piece of mind sounds nice right about now…
Here’s some valuable insight.
Material pricing will soon increase and labor availability will decrease. This means prices will skyrocket just for a simple repair or maintenance request. It’s time to go against your San Diego mindset, be proactive!
Discovery of a leaking roof in your home can be quite upsetting. Your roof should be protecting the inside of your house and keeping it water-tight. It is one of the most important things on your exterior to protect you from rain, snow, sleet, and hail. Many people go into panic mode when they notice their roof leaking and damaging their interior.
Chances are when you find out your roof is leaking it is raining. No one in his or her right mind is going to go up there then and try to do an emergency roof repair. It’s a dangerous place to be when wet. Slipping off the roof can happen too easily.
Before you call a roofing contractor to do repairs look carefully at where the leak is to determine what might be the cause. If your roof is sloped the source of the leak may be higher up than where the actual water is coming in. Try to determine where it might be coming from so you can accurately tell the contractor what type of roof repair you need.
Chimneys are a Common Source of Leaks
Chimneys are a frequent place for leaks. The metal flashing around the chimney may have become loose. Roof cement often separates from chimneys during extreme weather and temperature changes.
Leaking Roof Vents
Roof vents are another easy area for water to seep into your home. Your roof probably has several vents. You could have vents to let the hot air out of your attic. There are usually plumbing vents too from the bathroom. Sometimes there are dryer vents. All these vents are normally sealed with flashing and/or roof cement. Many emergency roof repairs are done around vents.
Anytime there is something coming out of your roof it is a prime candidate for a leak in your roof. Your roofing material may still be in good shape. It’s these openings in your roof that can cause problems. Having to reseal them is quite common.
Call a Professional Roofing Contractor
Trying to do an emergency roof repair yourself is not as easy as it may sound. If you think you can just go up there and slap some roof cement on – you’re wrong! Just like most things there is a right and wrong way to do it. Even the smallest gap left can let water in. If the cement is applied incorrectly it may cause water to form small pools of water that will enter your home.
Emergency roof repairs are better left to a professional. Besides the risk of falling off your roof it is not a job easily accomplished by an amateur. Don’t panic – but also don’t think a do-it-yourself job will do the trick.
Are you ready to invest in a new roof? Trying to decide if it’s time for a complete replacement or simply a repair is a big project in and of itself! However, a good contractor with the right expertise will be able to expertly guide you through the process with a thorough inspection and suggest how to proceed based on their knowledge, your roof’s current state and your individual needs. Whether you have a few curling shingles and merely need a patch up or your contractor finds serious damage and feels it’s time for your roof to be totally replaced, make sure your contractor is appropriately licensed and insured.
Remember, you have quite bit at stake when you hire someone to repair or replace your roof. Hiring someone with the right experience and skill along with the correct licensing and insurance could be the difference between a beautiful new or repaired roof that will last, or a big headache and a huge amount of money that could be lost.
Here are some things you should think about when talking with a contractor about whether or not your roof should be repaired or replaced.
- How has the weather been? It might seem like a rhetorical or unrelated question, but discussing the different weather conditions put upon your roof from extreme heat and sun to wind and rain can help you clarify what condition your roof is truly in.
- What does your ceiling look like? That’s right, your indoor ceiling. Flaking or discolored stains and paint on the ceiling and upper walls of your home might mean roof replacement. That said, a small roof leak does not mean you need the whole roof replaced. A good contractor will be able to explain whether or not that small leak is a sign that the roof is falling apart or in need of repair.
- Is the cost of maintaining your roof exceeding the cost of replacing it? All roofs require a bit of maintenance from gutter cleaning to small shingle repairs, but if you’ve got major repair issues that amount to $2,000 here, $3,000 there in the course of a year and your contractor is wanting to charge you thousands more for a repair, replacing may save you money in the long-run.
- How old is your roof? If your shingles are over 20 years old, they probably need to be replaced. A roof that is less than 15 years old might be repairable – however, if a wide span of your shingles are battered, curled, missing or torn, you will most likely be in need of a replacement.
- What’s the span of damage across the whole roof area? Most contractors will suggest replacing if the damage is more than 25 to 30 percent of the roof.
- Are you thinking of selling? A new roof will increase the value of your home, while a roof that has been repaired could just be money out of your pocket with no valuable increase in equity.
- How many shingle layers does your roof currently have? Building code allows a maximum of two layers of shingles on houses. If you are hoping to repair your curly shingles with another layer but you already have two layers on your roof, you are going to need to replace.
Other considerations might also involve your roof deck, or the underside and supports of your roof and gutter system. If your roof deck or gutter system is rotting, then shingling won’t solve your problem. Roof deck damage is usually a sign of extensive roof damage and when your roof is replaced, you will receive a new roof deck and a new gutter system as well.
Keep in mind that even the best roof in the world will eventually need to be replaced, but replacing your roof too quickly or on the flip side, too late, can mean you’re wasting money either way. Timing is everything when it comes to your roof, especially when it comes to roof care.
The Roof/ Gutter System is arguably the single most important system responsible for the protection of a home from water damage. Many homeowners, unfortunately, never realize this glaring fact until it’s too late; what could have been avoided by periodic maintenance turns into an escalating nightmare of drips, dollar signs and hand ringing uncertainty. More than likely you have invested a considerable amount of time and money in your home. So, having peace of mind is definitely desirable over a false sense of security. In other words; knowing that you have a roof and gutters on your house is a far cry from knowing whether the roof/ gutter system is functioning appropriately. The information provided here shall help homeowners to better understand the importance of how a home’s roof/ gutter system, together, can be maintained for proper functionality.
Annual roof and gutter inspection is an important piece in this equation. Always have a qualified roofing inspector evaluate the condition of your roof to assess the need for cleaning. This would include such items as; over-all condition, walk-ability, cleanliness, missing shingles etc.
Note: A qualified inspector would find such deficits at this time and make recommendations as necessary.
Debris removal is key for a few reasons and may be required on an annual basis (if not-more often). Accumulation of organic materials (leaves, pine cones etc.) may lead to; moisture trapping, debris stacking, algae and fungus growth and can present a trip/ slip hazard to anyone whom accesses the roof. Moreover, any debris, which falls or is blown onto a roof, may eventually wind up in the gutter system. So, it’s important to keep in mind that just because the roof is clear of debris, doesn’t mean the same could be said about the gutters. The slope of your roof may be enough to keep the roof relatively clear, but that may be because it’s made its way into the gutters and is potentially leading to clogging the downspouts. Water which backs up due to a clogged downspout will eventually seep under the flashing at the back side of the gutter, which will lead to water damage/ dry rot of the roofs’ wood decking and fascia board. Water may also spill over the front side of the gutters, causing erosion of the foundation and flooding of the basement. Worse yet, the water may back up into the structure, leading to rot and infestations of wood-destroying insects and interior paint damage. So, remember to take a peek in the gutters at least twice a year, or have a qualified agency do this for you as a measure of precaution.
Trimming overhanging branches can be of benefit for a couple of reasons. Firstly, by minimizing the amount of shaded area on a roof, one effectively lessens the possibility of moss and algae growth. These two organisms are most abundant in moist, dank and dark areas. This is especially important on any north-facing roof (Northern Hemisphere only) as the sun shines on the south side of the roof, leaving the north side potentially shaded to begin with. The other primary benefit is to remove any means of accessing the roof by small animals such as squirrels and other rodents; such animals have a tendency to gnaw/ chew on wood structures, which may lead to degradation of the roof.
Note: This work should only be done by a qualified individual and according to city code requirement(s).
The average cost of a roof nationwide is on the order of $12,000-$18,000, whereas the average cost to maintain a roof (annually) is under $300 in most cases. So, it’s easy to see the importance of a preventive maintenance program, which includes the roof and gutter system. This is one sure-fire way to get the most life out of your roof and the greatest real peace of mind.
In conclusion, remember to always have this work done by a qualified professional and never take unnecessary risks. Falls from heights above 10 feet are the number one cause of death around the home.
Attic ventilation serves a very important function in most San Diego homes with wood frames and asphalt shingles. It circulates air and keeps moisture levels throughout the home at acceptable levels. Newer homes in the San Diego area are designed with the proper amount of ventilation and built with design standards that ensure proper airflow and prompt removal of excess moisture. However many older homes do not have proper attic or roof ventilation. San Diego County Roofing is here to help with your roof ventilation needs.
Why Attic Ventilation Is Important
In San Diego, the major benefits of proper ventilation in a home are actually a twofold system. Regardless of the season, proper attic ventilation can help keep the inside temperatures comfortable for the homeowner. A buildup of heat settled in the attic causes the area to reach temperatures up to 140°F, which is a potential health hazard for occupants. Hot, moist air is a breeding ground for bacteria, mold, and other unpleasant particles that can affect people and the structure of the roof as well. Hot, moist air can be especially damaging to wood structures over time. Proper ventilation in attic areas allow moisture to be released without damaging wood, insulation, studs, and other materials.
Another benefit of attic ventilation relates to the overall environmental health of a home that leaves a smaller carbon footprint due to the decreased energy usage when the attic area remains at a constant temperature. A consistent reading in the attic will prevent the hotter air from radiating down into other parts of the home and requiring heavy duty appliances such as air conditioners and refrigerators to work harder than necessary. Crisp, dry air is healthier for individuals who suffer from any type of respiratory illness or condition. An expert from San Diego County Roofing can quickly ascertain if there is a problem and what homeowners can do to protect their investment.
Understanding Attic Ventilation Options
There are a variety of methods that can be used to create a free flow of air in an attic, and most focus on pushing air through high, exhaust vents to create a vacuum that pulls air in through lower, intake vents. Some options, such as O’Hagin Roof Vents, are very effective and virtually unnoticeable from the exterior of the home. Depending on the size of a home, a number of vents may be recommended to ensure adequate ventilation. To calculate the number of vents required for a specific size home in San Diego, homeowners and contractors can use an online formula, which takes building code compliance into consideration. This 1/150 calculation is the same used by us at San Diego County Roofing to insure that one square foot of ventilation is available for every 150 square feet of attic space.
Estimates And Installation Of Attic Ventilation
The proper installation of exhaust and intake vents will keep a continuous flow of air moving throughout the attic, making the environment healthy and comfortable. As a qualified roofing specialist we can determine the most appropriate type of attic ventilation is needed for your San Diego home and can assist homeowners with finding a place to install the vents to minimize impact on the home.
General climate and precipitation is another factor when it comes to designing and installing attic vents. In cooler weather, warm air from lower levels rise through to the attic. The opposite is true in warmer climates like San Diego or during hot and humid summers. The change in temperature causes moisture to condense along rafters and metals surfaces. Electrical, plumbing, and HVAC systems are perfect travel circuits for the air to navigate. Expertly placed exhaust and intake vents will prevent condensation from occurring and will help maintain a comfortable and safe overall temperature throughout the home.
Proper roof ventilation plays a crucial role in preserving the longevity of any roof as well as the general performance of the building facilities. Whether performed as part of new construction or a roof replacement process, quality attic ventilation can be added to virtually any San Diego County roofing project.
To learn more about attic vents for a specific home style or to schedule a personalized consultation with an experienced roofing specialist, please contact us today (855) 732-6868 or email@example.com.