Roofing issues are items that come up regularly on home inspection reports. There are all type of issues that can be found on a homes roof and Ill explain the different issues in this article. I was hired for a home inspection in Schaumburg, Illinois where my client had issues about the roof prior to my start of the inspection. I try to start a home inspection without any bias to give the seller and the buyer an equal and fair market place for a home inspection. The roof that I was inspecting was estimated as a 10 years old 3 tab asphalt shingle that seemed to have at least 5 years left in service. My concerns started when I noticed that there was another layer of roofing shingles under the layer I was inspecting. I’m not a big fan of multiple layers of shingles on a roof. The building code throughout most of Illinois is 2 layers of roofing shingles are allowed. There are a few reasons why I dont like multiple layers of roofing shingles on a roof.
- The shear weight of multiple layers of roofing shingles can cause stress on the framing of a roof and could cause truss’s or rafters to bow and or break.
- Multiple layers of roofing shingles can allow hail to cause damage to the shingles. Hail will hit the shingle with force and the second layer of shingles will allow for a cushion which will cause a hail pot mark on the shingle. You are less likely to see this hail damage on a roof with single layer of shingles.
- Adding additional layer of shingles does not allow you to change the flashing , ice shield, felt paper and so on. These systems do need to be updated. I’ve inspected homes that had 9 layers of shingles and when removed found that the roof sheathing was totally rotted out from water that was trapped in between the mutiple layers. The Schaumburg home inspection had 2 layers and the 1st layer was installed 39 years ago.
- When you have multiple layers of roofing shingles the roof can hold heat and prematurely age. Removing the 1st layer of shingles generally only costs $500.00 – $1200.00 depending on the size and type of roof you have on your home.
- If you have a leak in your roof finding the entry point is quite a bit harder when multiple layers of roofing shingles are used. I found water staining in the attic of the Schaumburg home inspection that I beleived came from the flashing on the chimney . I can not be sure because the chimney flashing went down to the 1st layer of shingles and then was tared over. This is a recipe for water intrusion and then mold issues.
As you probably could guess my client from the Schaumburg home inspection was concerned on the replacement costs for a new roof on his soon to be new home. I estimated the replacement cost for this home to be $7000.00. This replacement would be a total tear off and replacement with architectural shingles with a 35 year rating.
Thanks for stopping by and stay safe.