Question: Good evening, Robert. I bought an older home in Valencia several years ago and, at the time, the inspection report said the roof was still in good condition, though not new. How, before a leak might happen, do I tell if the roof is stable and when/how do you know if it is time to replace it?
I’m certainly not looking for ways to spend money but I’m also not the type to wait around for a problem, especially when it comes to my home. Can you help describe what to look for, please? It is a composite roof. Thank you ahead of time, for whatever help you can give me.
— Michael S.
Answer: Michael, good for you for thinking ahead and being proactive. You’ll have less problems, overall, keeping this mindset as a homeowner. If you are safe to do so, access the roof and examine the entirety of it.
Please use ladder safety; use a ladder that will extend past the roof by 3 feet, to ensure hand hold opportunity while ascending and descending. Set the base of the ladder far enough away from the structure to ensure adequate pitch, so it is not too steep to safely ascend. Ideally, have someone below holding the ladder during ascent and descent, for extra precaution.
Look for any failed areas, such as missing or lifted sections. Look at all of the penetrations, such as vent pipes, chimney and any other areas where a seal has been installed. Verify that these areas are all still intact and not cracking or lifting.
If you find areas in need, you can apply Henry’s 208 sealer to them, and ensure that those will not manifest into leaks this season. If you find an abundance of failed areas and especially if this is in conjunction with missing or failed tiles, I’d get a roofing company out for an inspection.
Find a reputable licensed and insured contractor (request a recommendation if needed), and generally they will give you a free inspection and estimate for what may be needed. If visually everything looks good to you, you’re likely going to be OK this season.
If your roof is aged, I’d inspect it annually using this same process, and weigh the options as you see the need. It is not something I’d gamble on, though, if it is questionable. The damage that can be caused by a roof leak is in the tens of thousands of dollars, separate from the costs of a new roof. Best of luck.
Robert Lamoureux has more than 40 years of experience as a general contractor, with separate licenses in electrical and plumbing contracting. He owns IMS Construction Inc. in Valencia. His opinions are his own, not necessarily those of The Signal. Opinions expressed in this column are not meant to replace the recommendations of a qualified contractor after that contractor has made a thorough visual inspection. Email questions to Robert at [email protected].
