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Common Roof Leak Points: Cracked Plumbing Vent Boots/Jacks - Typically After 10/11-15 Years Post-Installation

By
Home Inspector with NICKELSEN HOME INSPECTIONS - Vancouver WA Home Inspector

Plumbing Vent Boot / Jack Cracking on 12 Year Old Roof

From my experience, the majority of roof leaks originate at one of the many penetrations through the roof line found on the vast majority of homes.  Some of these penetrations include roof vents, dryer exhaust vents (on newer properties), satellite dish fasteners, and a host of other penetrations and connections to the roof.

Of these, a very common leak point is at the plumbing vents which penetrate the roof line.  These plumbing vents, part of the plumbing system, have a "boot" or a "jack" (or a host of other commonly used names...) that acts as a sort of "shirt" around the base of the plumbing vent.  The "necks" on these (the rubber part) has a tendency to start cracking, generally around 10/11 to 15 years.  It would be rare for me to go to a home, for example, that has a 14 year old roof and find that the plumbing vent boots (the necks on them) in good condition.  

Once these "necks" start to crack, the barrier between your roof and your attic space (if not the inside of the home itself) is compromised.  Water from rain can begin to travel down the vent and into the attic, getting the insulation wet (at best), or leading to revealed leaks on the inside of the home itself.  Snow creates a bigger problem, because the roof only needs a couple of inches to end up sitting on the vent boot above the crack, leading to more direct and intense leaking.

If you have a roof that is over 10 years old, you should carefully inspect the plumbing vent boots/jacks for such cracking.  If you have them, we would recommend that you replace entirely the boot/jack.  

 

While there are other acceptable repairs, one that is not acceptable, in our humble opinion, is caulking the Cracked Plumbing Vent Boots / Jacksneck where it meets the plumbing vent pipe.

People often do things to homes without thinking about it... They don't think, for example, "if this neck was intended to be caulked and subsequently conneted to the pipe then it would have been installed that way."  Indeed, there are good reasons why this area isn't caulked and of them the main reason is this: the neck is intended to expand and contract, allowing movement in the pipe and boot itself, which is a natural occurance in fluxuating weather throughout the year.

If you caulk this area, either at the point of installation, or as a "repair" for a cracked neck or leaking neck, then this expansion and contraction is impeded.  The result is that the neck cracks more.  This "repair", ironically, accellerates deterioration and results in more leaks.

My only exception to this would be if the roof is very near the end of its life design (say, an 18 year old roof that has a 20 year rating), and one is trying to get things to last for a bit longer until a full replacement is made.  In that situation, then caulking (and continuing to caulk...) may be acceptable.  But, for the vast majority of situations, the best thing to do is to just replace the boot/jack.

 

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Nickelsen Home Inspection

If you or anyone you know is in need of professional home inspection services and structural pest inspection/pest and dry rot inspection services in NW Oregon or SW Washington, please consider referring them to us.  We cover the Gorge to the Coast, and Salem to Olympia, including Vancouver and Portland and much more.  


p. 503.502.1495 | cell/text 360.907.9648 

nickelsenhomeinspections@gmail.com

www.nickelsenhomeinspections.com

--

Justin Nickelsen, CMI

Nickelsen Home Inspections, LLC

"A Conduit for Educated Real Estate Transactions"

Serving Oregon and Washington From the Mountains to the Coast

Professional Licenses, Memberships and Certificates

  • Certified Master Inspector (CMI) with the Master Inspector Certification Board
  • The American Society of Home Inspectors - ASHI Certified Inspector and Member #246145
  • The National Association of Home Inspectors - NAHI Member
  • The International Association of Certified Home Inspectors - InterNACHI #0073170
  • IAC2 Certified Indoor Air Consultant - IAC2-01-0235
  • Vice President of theOregonChapter of InterNACHI
  • Founding Member of SWWAHI - TheSW WashingtonAssociation of Home Inspectors
  • OregonLicensed Home Inspection Firm CCB# 172294
  • OregonCertified Home Inspector OCHI# 1173
  • WashingtonStateLicensed Home Inspector #415
  • Licensed and Certified StructuralPestInspector through the Washington State Department of Agriculture (71352)
  • Member of theWashingtonStatePestManagement Association
  • Passed the National Home Inspectors Examination
  • Second Generation Inspector
  • Annually Performing 450-550 Inspections/Thousands Performed in Career
  • Past Experience as a Contractor - All Phases of Residential Construction
  • Annually Maintaining Over 50 Hours of Continuing Education (twice the requirements of OR and WA)
  • Past Member of OAHI - TheOregonAssociation of Home Inspectors
  • Past Member of NWOCHI - The NWOregonAssociation of Certified Home Inspectors
  • Past Member of OREIA - TheOregonReal Estate Inspection Association
  • Specializations: Electronic Radon Measurement, Early 20th Century Properties, Early 1990's Properties, New Construction, Log Homes, Structural Pest Inspections (Termites/Carpenter Ants).
  • Advanced Skills: Oral and Written Communication, Advanced Reporting and Detailed Analysis.

Elite Home Sales Team
Elite Home Sales Team OC - Corona del Mar, CA
A Tenacious and Skilled Real Estate Team

That is so common that I sold a home and there are stains in the ceiling and this is the problem we found. 

Feb 11, 2012 04:49 PM