Most home owners give little or no thought to their roof shingles and flashing. Little or no thought is given to them because they are out of sight out of mind, until the roof leaks. Roof coverings are the first line of defense against the outside elements. They are also the most exposed components of a buildings exterior envelope.Roof cover materials such as shingles, roll roofing, slate, whatever one may have should be inspected and maintained just like any other building material. Since the proper installation of the roof cover is essential in keeping the interior dry, it's helpful to understand how they work and the condition they should be in to work effectively.
Types of Roof Systems
Flat roofs and sloped roofs are the two main categories of roofing systems. Like umbrellas sloped roofs shed water and are not really watertight. Flat roofs however are watertight membranes that are designed to be impervious to water penetration. Flat roof are not actually flat. They should slope enough to allow water to drain properly into gutters or roof drains. If water stands on the roof for long periods of time, the standing water will accelerate the deterioration of the membrane.
Asphalt shingles
Shingles come in different types, colors and styles, but no matter which ones you have, proper installation and quality are important factors in keeping the interior dry and mold free. Shingles consist of asphalt impregnated felt paper or fiber glass matting, coated with an additional layer of asphalt and covered with granular material. They have to be free of manufactures defects and installed in accord with their specifications. If these condition are'nt meant, it could mean problems in the home.
The pictures above shows cracks in various areas in the roof shingles. This could be a result of amanufactures defect or improper installation. Whatever the case this is a potential leak in the making. Instead of the shingles protecting the interior, the cracks that some how developed will let rain water get underneath them and leak inside. Also there was more than one layer of shingles which is OK in some in some counties, but when more than one layer is installed, it reduces the life of the new shingles.
Roof shingles should not be curled, cupped or cracked. They should lay flat and the granules that gives the surface its roughness should be in good condition.
Since roof shingles are exposed to intense heat in the summer months, and extreme cold in the winter months,it is recommended they be inspected at least once a year.
If you are putting your house on the market, a pre-listing inspection like this one will help you determine any repairs needed in order for the sale to go as smooth as possible.
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