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Why are roof inspections so concerning? 

The findings of roof inspections can be concerning, depending on the purpose. For example, roof inspections can be what keeps you from getting a house financed. They can be the cause of your homeowner’s insurance rates being increased, or even your policy being canceled. 

When filing a roof claim, the results are used for the insurance company to determine how much they are going to pay for your claim or deny your claim. You should review your homeowner’s insurance policy once a year to refresh your memory of what the coverage amount is along with your deductible.

What is the purpose of roof inspections? 

A key reason for roof inspections is to determine if the roof is adequately performing the intended function. The roofing inspector or insurance adjuster will look for deterioration, hazards, and weaknesses. There are many components of roof inspections: 

What is included in roof inspections? 

Here in Texas, an abbreviated list of common components included in roof inspections are: 

• The overall appearance of the exterior surface
• The overall appearance of the attic and the house’s interior
• Cracked, curled, or missing shingles
• Dented shingles, missing granules, peeling shingles
• Condition of drains, fascia and soffit, gutters
• Condition of chimney, skylights, and vents
• Condition of flashings and roof valleys 
• Adequate attic insulation and ventilation
• Inspect ice dams

Once roof inspections are completed, a roofing contractor will provide a written report along with their recommendations and a quote for the work. An insurance adjuster will provide a written report of their findings and how much they will pay toward a new roof or roof repairs. 

What is the average cost of roof inspections?

The square footage, the angles, and the height of a roof will have an impact on the cost of roof inspections. Many roofing contractors will provide roof inspections for free, and those that do charge will deduct that from the cost of the job. 

Most roof inspections for 1200- to 1500-square-foot homes average around $300 to $400, but they can be as much as $500 to $600 for larger, multi-floor homes. Today, many roofing contractors use drones with infrared cameras to perform roof inspections for a comprehensive report. 

How frequently should roof inspections be done? 

Roof inspections are recommended after any significant weather events, especially if there is a hailstorm and high winds involved. Any roof that is older than 5 years old should be inspected once a year. 

How does the insurance company determine roof repair instead of replacement? 

If the insurance adjuster and/or the roofing contractor deem that 25% or more of the roofing surface is damaged after completing roof inspections, they will recommend replacing the entire roof.  If you choose to only have repairs made, you could be faced with two possible issues: 

1). The repaired areas won’t match the rest of the roof aesthetically or structurally.

2). Your insurance company could deny any future claims or even cancel your policy.

Are roof inspections the same as roof certification? 

A roof certification is typically requested by an insurance company or a bank when purchasing an older home. It provides an assessment of the overall condition of the roof. This assessment will also include an estimation of the lifespan. An insurance company may request a roof certification to assess their liability and risk before agreeing to coverage. 

What is the cost of roof replacements?

The cost of a roof replacement will depend on the type of roofing material you choose and the size of the home. An average home of 1200 to 1500 square feet with architectural asphalt shingles can cost around $30,000. This will include the roofing materials needed, the labor, and any additional repairs needed to the rafters and roof decking.

What are the most common causes of roof leaks? 

The weather can create needs in roof leak repairs, often when coupled with these other causes: 

1. Age of Roof

Asphalt shingles consists of petrochemical oils that allow them to contract and expand with the weather. Over time, that oil dries out, the shingles break, crack, and curl, and the granules wear thin. This leaves the roof susceptible to the weather, needing roof leak repairs. 

2. Missing Shingles

As asphalt shingles age and become brittle, the nails come loose and when those west Texas winds come across, it pulls the shingles off,  leaving a roof vulnerable to the other weather that comes through, resulting in roof leak repairs. 

3. Clogged Gutters

All of west Texas isn’t desert-like, there are mountains and trees and those trees have leaves and limbs that fill gutter runs. When routine gutter cleaning isn’t done, the debris builds up and then the rain can’t flow through to the downspouts. It often ends up getting backed up under the shingles leaking to roof leak repairs. 

4. Damaged Chimney

The high winds in west Texas can cause a chimney to crack where water can seep through, damaging the structure to your home and more, resulting in roof leak repairs needed around the chimney. 

5. Roof Vents

The vents in your roof are necessary to let heat and moisture out. When the vents are clogged or there isn’t any roof, it can cause the condensation and roof leak repairs are needed. 

6. Cracked Flashing

The roof flashing is necessary to redirect water away from vulnerable parts of the roof like the chimney, skylights, and valleys. As shingles become loose, the flashing comes loose and winds can rip them off, leaving the roof vulnerable to leaks. 

How are roof leaks identified? 

Roof leaks aren’t always where you see the water or water stains. These tips can help you locate the actual roof leak, repairs are easier to do when you know where they’re needed! 

• Start where the water stain is because this is likely where water is buildup. If the drywall is soaked, go ahead and remove it to make it easier to locate the leak and make any roof leak repairs needed. Remember, the insulation can hold water too, so with care, remove the insulation in the areas of the water stain.
• Climb into the attic and with a flashlight, check the underside of the roof, along the rafters for moisture. Start low along the attic floor and inspect upwards, looking for moisture, stains, damaged sheathing, carpenter ant damage, look for rusted, loose, or missing nails coming through the roof decking, and other indications of where you may need roof leak repairs.
• Inspect the general area of where possible roof leak repairs are needed from the roof top.  Look for obvious damage where you suspect the leak as well as around the area where the leak may be. This will visibly by damaged, loose, or missing flashing and shingles, structural damage, and other obvious situations that do not look right. 
• Water down the roof if these other steps didn’t give you any obvious indication of where you need roof leak repairs. Do this by running water from your garden hose over the entire roof in different directions and spray the roof down for a few minutes. Have another person inside the attic and inside the house to watch for leaks.

What materials are required for roof leak repairs?

For a temporary roof leak repair, you’ll the following materials: 

• A plastic tarp
• A sheet of plywood
• Four 2×4 boards
• Screws
• Waterproof sealant
• Extra asphalt shingles if available 

What safety should be taken when doing temporary roof leak repairs? 

You should have one or two other people with you to assist by holding the ladder and spotting possible problems from the ground. Wear proper PPE (personal protection equipment) including safety belt, eye protection, gloves, and rubber-sole shoes.

From The Roof Top

Never let even the smallest roof leak go without being repaired. The smallest leak can quickly become a major leak and cause extensive structural damage to your home. Once you have filed an insurance claim, you’ll need to get the roof leak repairs completed within a certain time frame. 

Hartman Roofing helps with roof leak repair in Midland, TX. Call 432-522-1117 to learn more.

How long does a commercial roof last?

The lifespan of any roofing material is dependent on the quality of the materials, the quality of the insulation, and several environmental factors other than the heat such as:

• Rain
• Wind
• Snow
• Ice
• Hail  

The average lifespan for any commercial roofing material is typically between fifteen and twenty-five years when installed correctly and maintained properly as recommended. The maintenance factor also includes getting commercial roof repairs completed as needed by a professional roofing contractor experienced in the type of roofing.

How are commercial roofs constructed?

There are different types of commercial construction, each one is built a little differently, but they all provide the layer of protection needed. What is the most common type of commercial roof? Here, we are going to discuss four commercial roofing materials that are used most commonly:

• TPO

Thermoplastic Olefin roofs are known to last up to 30 years and are common on flat roof commercial buildings like office complexes, shopping malls, and warehouses. TPO is a single-ply membrane rubber and other synthetics that are either ballasted, chemically adhered, or mechanically fastened to the insulation.

• PVC

Poly Vinyl Chloride roofing is the most popular flat roofing material, that is durable and strong thanks to the heat-welded seams during installation and have life expectancy up to 30 years.

• Modified Bitumen

With a lifespan of up to 20 years, this multi-ply roofing material requires professional installation and professional commercial roof repair. Modified bitumen is installed by heat-welding, cold-process adhesive, or self-adhering.

• EPDM

Ethylene Propylene Diene Monomer is made from a durable rubber membrane that gives up to 30 years of life expectancy. This synthetic material is industrial-grade material and offers remarkable durability that is resistant to normal wear and tear.

What is the best type of commercial roof?

The type of activity in the building will often make the decision on which commercial roofing material is best. In most cases, commercial property owners have found is EPDM rubber roofing to be desirable for a few reasons, like the low cost.

It offers resilient strength in all types of water and is an all-natural product of natural gas and oil, which keeps it flexible with structure and temperature changes. EPDM roofing material makes for easy commercial roof repairs simply with a patch of like material.

How long should a built-up roof last?

BUR roofing is a popular choice because of the number of layers the owner can choose, typically no less than two, many choose to have five layers installed. The life expectancy of up to 30 years is partly because of the ease of commercial roof repairs of a BUR roofing material. To get the most from BUR roofing, professional inspections should be done annually, and any commercial roof repairs done as recommended.

What is PVC roofing?

PVC roofing, Poly Vinyl Chloride is a single-ply roofing material that is one of the third most common choices for commercial or industrial structures with flat roofing or low sloping. There are several supporting factors that make this a popular choice:

• Flexible Membranes: Beneficial because they can be prefabricated in the manufacturing plant. This minimizes job site scrap and waste.
• High Flame Resistance: PVC roofing is flame resistant, setting up as a Class-A rating.
• Lightweight Membrane: PVC is a lightweight roofing membrane, ideal for a commercial structure that can be directly installed over the existing roofing, saving money and waste.
• Environmentally Friendly: Because of the less amount of waste created on a job site, PVC is an environmentally friendly material. It reduces the temperature of the roof, keeping the structure cooler and minimizing the energy demand.

What is the difference between TPO and EPDM?

Your roofing contractor has given you two choices: EPDM or TPO. Is one better than the other? It depends on where your structure is located. TPO roofing material reflects the UV rays and sunlight, easing the demand on the air conditioner, and saving you money. A popular choice in Austin, Texas where the summer sun is blistering hot.

EPDM roofing material provides a dark surface, absorbs the sun’s UV rays, and makes the air conditioning system work harder.

Do metal roofs attract heat?

This is another common question for business owners and homeowners considering a metal roof installation. The fact is a metal roof installation will not make your home or business structures any hotter than other roofing materials. A metal roof is an excellent energy-efficient material and will actually keep a structure cooler during the summer months.

Because metal is reflective, the UV rays of the sun reflect back out into the and lightweight nature, metal reflects the sun’s rays off its surface and into the atmosphere. Other roofing materials absorb those UV rays, heating the roof and that radiates into the structure, heating the interior up, and making the HVAC system work harder, increasing the cost of utilities.

There are two things that can assist in this energy efficiency: color and insulation.  What color metal roof is best? When considering a metal roof installation for a structure in Oklahoma, you want to choose which metal roof color is best for reflecting heat, which is a lighter color. Going with a light version of blue, green, or grey will reflect those UV rays better than a darker color.

And when it comes to insulating a metal roof installation, a common question that roofing contractors are asked is, “Is it recommended to insulate under a metal roof?”.  Absolutely! No matter where you’re located, having insulation added to a metal roof installation will help energy efficiency, keeping the interior structure cooler in the summer and warmer in the winter.

Many business owners and homeowners will try to cut expenses on a metal roof installation by requesting the roofing contractor not to install a vapor barrier. This can be a mistake because that vapor barrier stops moist air from getting through the insulation, creating condensation on the roof. You don’t want to cut costs by requesting the contractor not put down any plywood either. Plywood provides a layer of protection for the insulation too and helps with soundproofing.

How long does a metal roof last?

The average lifespan of a metal roof installation is between 40 and 70 years, with some metal materials lasting over 100 years, like copper. That lifespan is just one of the benefits of metal roofing including:

• Light Weight 

Metal roofing is lighter than other roofing materials, making metal roof installation easier and faster. When you choose a material like concrete tile, the weight requires a structural engineer inspection to insure the building is strong enough.

• Roof Pitch

A standing-seam metal roof installation is ideal for a low-slope roof.

• Rain and Snow

Yukon, Oklahoma may be in the southern area of the country, but it gets its share of heavy rains and snowfall. A metal roof installation will give your business or home a hard, slippery surface that makes it hard for ice, snow, or water to grip onto.

Maintenance and upkeep will help extend the lifespan of a metal roof installation too, including keeping it clear and clean. It is important for the owner to know how to clean a metal roof, or schedule routine maintenance for a professional roofing contractor to clean the roof once a year.

Which type of metal roof is best?

There are two different types of metal to choose from:

• Standing seam
• Screw down panels

Both are excellent choices in metal roof installation, but for a residential structure, the standing seam is the best choice.  For commercial structures, exposed fastener metal roof and wall panels are the most popular choice because it is the more economical option for large spaces like commercial structures.

How often should you have your roof inspected?

For a business or homeowner, you should follow the basic rule of thumb and do a visual inspection after any significant weather event. You or a maintenance team should walk around once a month to check for any roofing issues.

Twice a year, getting a professional roof inspection is advised. A professional roofing contractor will do a more thorough inspection because they know the smallest things to look for that can indicate bigger problems are possible.  After a storm that had hard rain, hailstone, and/or high winds, a professional contractor will often offer free roof inspections.  If there is a cost, they will deduct that from the total bill if you choose to go with their services.

When is a roof inspection necessary?

Whether you do it yourself, pay for a roof inspection or get a free roof inspection, it is the best way to make certain that the roof of your business or home is free of any damage and is overall healthy. Consider being of the same purpose as your annual medical check-up.  Here are 5 reasons why you should have routine roof inspections:  

1) The Annual Check-Up

As we mentioned above, getting a free roof inspection annually is the best way to be certain your roof is healthy. This annual inspection and evaluation will give you peace of mind that all is well. Or it will find small issues that can be addressed before becoming a bigger problem.

2) Never Had a Roof Inspection

If you haven’t ever had a roof inspection of your business structure or home, you should take up any offer for a free roof inspection by a professional contractor. A previously owned home or business structure can have roofing issues that a roof inspection could discover.

3) Buying or Selling

Potential home buyers often ask their realtor, “Should I get a roof inspection when buying a house?”, and the answer is, “You may not have a choice if you’re financing the purchase.”. The same with buying a commercial structure. Anytime you’re financing a large purchase like buying a commercial structure or home, an engineering inspection and roof inspection are required.

If you’re paying cash, getting a free roof inspection is recommended, or even if you have to pay for the service, just so you’ll know what you’re getting before closing on the deal. And if you’re selling your business or home, again, a full-fledged roof inspection may be required by the buyer’s bank.

4) Weather Events

We can’t stress it enough, if there is any extreme weather event that includes hailstones or extreme winds, you’ll likely get a knock on the door offering free roof inspections. Take advantage of that service, but do not sign any agreement until you have at least 2 more roof inspections. Today, roofing contractors are doing drone inspection along with a physical roof inspection and will provide you images of any roof damage that can help with an insurance claim.

5) Damage Noticed

During your monthly walk around, if you notice any loose or missing shingles, flashing, dented siding, or other damage, call your insurance company and file a claim.

Does insurance cover roof inspection?

To have the recommended annual roof inspection, no, your insurance policy will not cover that cost. Insurance covers roof inspections done by their insurance adjuster when you have filed a claim.

What does a roof inspection consist of?

A professional or free roof inspection should include examining every component of the roof. This includes the structural support, the roofing material’s stability, and any indication of damage to the ceiling and walls. This will include the inspector checking the attic or upper crawl space.

Because the roofing contractor will need to enter your home or business to do a thorough roof inspection, be cautious of the free roof inspection offer. Take the time to check their credentials and history in your area to be sure they aren’t the ‘fly-by-night’ kind of deal.

What should I expect from a roof inspection?

A roof inspection should include inspecting both the exterior and interior and checking the attic and ceiling for water damage that can indicate a roof leak. Next, the inspector will get on the roof and inspect the roof for the following:

• Debris and Vegetation
• Broken Shingles or Tiles
• Deterioration and Rust on the Flashing
• Clogged gutters, downspouts, and roof valleys
• Cracked or failing seals at roof penetrations including the attic vents, plumbing vents, fans, pipes, etc.

After the paid-for or free roof inspection, you should get a written report and/or estimate for any damage found and the cost of any repairs or replacement.

How long does it take to do a roof inspection?

The time a paid-for or free roof inspection will depend on the size of the structure, but most are completed within 1 to 2 hours.

What happens if a roof fails inspection?

If the home or business is getting a roof inspection to complete a buy/sell transaction and it doesn’t pass, the two parties will need to negotiate the cost of the purchase. Options can include the roofing to be repaired or replaced prior to the closing or the cost of repair/replacement being deducted from the agreed purchase amount. 

If the roof inspection is being done to upgrade or change insurance policies, a failed inspection will require the repair or replacement to be completed prior to the insurance policy being issued.