The following assessment has been determined:
1. The underlayment is curling and badly deteriorated especially where exposed to UV rays. The fascia is rotting in a few areas which tells me the water is not running where it is intended. There are a number of broken roof tiles that should be replaced. The valleys were installed improperly and because of the age and the condition of he felt will be leaking soon. There is a lot of debris from a large tree that has been dropping leaves for many years adding to the deterioration and the microbiological attacks on the underlayment.
1. Considering the age of the roof, the amount of deterioration of the underlayment, the loose and broken trim tile. All the underlayment will need to be replaced.
UUUUGGGHH!, they say, we’re are on a tight budget. Is there anything else we can do to hold out for a year or so?
2. I dissected the roof and categorized in order of importance, Safety (falling tile), living space potential leaks (valleys, pipes, deteriorated felt and broken tiles). And finally, overhangs and chipped tile that has the least amount of effect on the waterproofing of the roof system.
3. The plan is now to replace smaller sections of the roof’s underlayment with distinctive cutoff points to assure warranty. This plan lowers the price of the initial concern of rotting fascia and aggressively starts to fix the “hidden” problem of 20 years of deterioration. Chips away at the cost of the inevitable underlayment replacement and in this case some very serious safety concerns of falling tile.
4. The underlayment and code upgrades should give 30 or more years of no leaks or roofing problems
5. This plan allows the owners to budget for the rest of the underlayment replacement in a year or so.
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Written By: Jim McLain