Roofing, Flashings, and Chimneys

Posted on May 3, 2017 in Uncategorized

Introduction

The primary function of the roof system is to protect against and manage the weather elements, particularly precipitation, thereby protecting the interior and structural components of the home. For the purposes of a home inspection, the roof system consists primarily of the roof coverings, flashings and chimney.

In addition to protecting the interior elements of the home the roof components should also be designed, in conjunction with the gutters and downspouts, to direct rainwater and runoff away from the foundation area, to help reduce the potential for soil erosion, compaction and water entering the basement area.

Because of the important functions this system provides, it’s condition should be assessed regularly, and maintenance provided when and wherever necessary.

Roofing

There are two basic types of roof construction, sloped (also called pictched) and flat. Most sloped roofs are covered with individual pieces of shingling material overlapped to prevent water penetration. flat roofs are basically watertight membranes that should have just enough slope to allow water to run off. The slope of a roof can be a factor in the life expectancy of the roofing material. The life expectancy of a roof covering is also dependent upon the type of material used, the quality of workmanship, exposure to sun and wear from tree branches, snow/ice and wind. For example, south and west roof faces have a higher wear factor than north or east exposures, highly reflective shingles tend to have a longer life expectancy, and cement or slate roofs last much longer than standard ashphalt shingles (and cost a lot more!)

Asphalt shingling is the most common roofing material used in residential construction in Canada. Other types of covering for sloped roofs include asphalt roll roofing, concrete or clay tiles, wood shakes and shingles, and slate shingles. There are also fibreglass shingles, metal shingles and metal sheet roofing systems.

Flat roofs are built up with layers of molten asphalt and felts, or covered with a membrane of modified bitumin or asphalt base, or plastics or rubber. Most are heat-sealed and some are glued.

Flashings

The purpose of flashings is to prevent the entry of water at areas on a roof where two components join together or intersect (i.e. one roof to another or a chimney through a roof). Flashings can be constructed of galvanized steel, tin, aluminum, copper, lead or lengths of roll-roofing. The choice of flashing material will be dependent upon the construction of the roof and the material used for the roof covering.

Flashings will expand and contract, metal in particular, with heat from the sun and air temperature changes. They are also expected to move and stretch with typical building shifts. The areas where flashings are required are typically very vulnerable to water penetration. There is a high risk of water leakage and wood decay from a damaged, loose or poorly constructed flashing. For all of the above reasons, regualr monitoring and routine maintenance of the flashing areas is issential to preventing leaks.

Chimneys

The most common materials used in chimney construction are masonry and steel. Masonry chimneys can be brick, block or stone and are sometimes stuccoed or parged. Chimneys often have more than one flue. A flue is a separate and distinct channel for the smoke on the inside of the chimney. In most cases, each appliance within the house must have a separate flue. In certain cases, two gas furnaces on the same floor within a house can share a common flue, as can a gas furnace and a gas hot water heater on the same level. Some wood furnaces are designed to share a flue with an oil furnace, if at the same floor level.

Some flues are unlined in that there is masonry exposed on the inside of the flue. Unlined chimney flues are most common in houses built before the Second World War. These unlined masonry flues have performed reasonably well for fireplaces and oil-fired furnaces, however most have deteriorated beyond a safe condition. Gas appliances require a suitable liner.

Flue can be lined with clay tiles or metal liner. For more information about chimneys and chimney liners, refer to the “Heating” section.

Skylights

Skylights are windows installed into a roof, where the ceiling is vaulted with the roof, or where a well has been constructed through the attic area, to provide a passage from the ceiling to the roof window. Ideally, skylights should be installed on curbs, projecting at least 6 inches above the roof surface, in order that proper flashings can be applied. Some skylights are manufactured with built-in curb and flashing assemblies. Sometimes skylights are installed flush to the roof. This configuration almost always leads to water penetration at the joint between the skylight and the roofing material. Frequent monitoring and regular maintenance of this joint are essential to reducing the incidence of water penetration.

Evestroughs (gutters) and Downspouts
(See “Exterior”)

Considerations

The component of roofs that is most vulnerable to early deterioration is the area around the flashings (chimneys, plumbing stacks, the intersection of two or more roofs, skylights, etc.) It is not uncommon for these areas to develop a leak well before the rest of the roof material has aged significantly. Also, because these areas are frequently made of metal they can be more suceptible than the rest of the roof coverings to damage from wind and expansion/contraction from freeze/thaw cycles. So while flashings may appear fine on the day of an inspection and the roof may be relatively young in age, the flashings should be monitored on a regular basis (at least semi-annually) to detect any changes in condition that may indicate maintenance or repair is necessary. Leaks left unattended can cause serious damage to other parts of the roof and structure.

Flat roof technology has been improving and some of the newer methods are predicted to last longer with fewer problems. However, as a generalisation, flat roofs are more vulnerable to leakage than sloped roofs. The traditional method of covering flat roofs with built up material does work, but it has a shorted life expectancy than some of the newer materials and there is an increased possibility of premature leakage. A primary factor in the life expectancy of a built-up roof is the workmanship of the installers. Built-up roofs with excellent workmanship will last up to 15 years, while the work of less skilled installers may develop problems in 5 years or less. A flat roof that is past mid-life may develop leaks fairly quickly. Because of this behaviour characteristic we recommend monitoring of flat roofs to detect signs or symptoms that may indicate imminent failure.

Asphalt Roofing Shingles – Popular, Affordable and Easy To Install

Posted on May 1, 2017 in Uncategorized

People often think of dream homes as those neat, crisp-looking houses with brick walls and triangular roofs. Such is a classic picture of what people imagine homes should be like. And this effect can be achieved with a home roofed with asphalt roofing shingles.

Asphalt shingles have become quite so popular when it comes to roofing options for homes. Their versatility and economic value have proven to be so attractive that they now cover as much as 80 percent of the market. Asphalt shingles are quite inexpensive and easy to install. They come in a great array of quality and style and are compatible with a wide range of roof pitches. They can be installed with different roof features, from roof edges to chimneys and wall terminations to vent flashings. Most of all, they are highly attractive and can really give a house that homey effect.

There are basically two types of asphalt shingles available in the market: the organic-mat shingles and the fiberglass shingles. Both of these are of course made of asphalt, but the difference lies on the reinforcing mat – the fiberglass variety of uses fiberglass while the organic variety uses a wood-derived mat made of cellulose fiber.

The organic type of mat requires two coatings of asphalt – a soft asphalt for saturation and then harder asphalt for protection. Meanwhile, the fiberglass type only needs one hard asphalt coating. People choose fiberglass for its light weight, thinness, ease of transporting and high fire rating.

There are those who still prefer the organic type because they are more durable and they are more flexible especially during cold weather. As such, fiberglass shingles are more popular in the central and southern parts of the country while organic shingles predominate the market in the northern parts as well as in Canada.

Buying Considerations

One of the major considerations when buying asphalt shingles is its service life. Warranties for asphalt shingles usually come as longs as 20 to 45 years. However, it is important to choose a particular brand not only for its warranty period as they do not really reflect the actual lifespan of shingles. There have been reports of asphalt shingles failing far earlier than the expiry date of their warranties, and a lot of homeowners have complained that the payouts did not really cover the replacement or repair costs as they should.

But this does not mean that one should completely shun asphalt shingles as a roofing choice with the right mindset in buying, you can still get quality shingles that last long.

When buying asphalt shingles what you need to look at is how much a particular brand meets industry standards, instead of the warranties. For fiberglass shingles, you should make sure that the product meets the standard known as ASTM D-3462, which means that the shingles can withstand tests such as nail withdrawal and tear-strength. In the past decade only a few products have passed this standards and you need to make sure that the one you buy are up to this standard. Shingles are inspected by Underwriters Laboratory and those who pass come with the UL logo and a certification.

Organic mat shingles, on the other hand, should meet the standard called ASTM D-225. Organic shingles usually have greater nail-pull and tear strength resistance compared to asphalt shingles and thus their standards are also higher. A good lose rule of thumb is that heavier organic shingles are sturdier than lighter ones. This may not always be true for fiberglass shingles, though.

As expected, shingles that fulfill the industry standards are more expensive than shingles of low quality. But aside from the quality of the shingles themselves, there is also the factor of installation when the roofing cost is being considered. You may opt to use cheaper nails, but it may be rather wasteful to install good quality shingles using low-grade nails.

Different Looks

What people usually consider when they want asphalt shingles is their appearance. Shingles comes in different styles and colors that can really bring out the beauty of a home. With the right kind of asphalt shingle you can achieve different looks for your dream home.

Asphalt roofing shingles are the roofing materials of choice for many homes and even commercial buildings. With its superb form and function there is no wonder why this has become quite popular when building dream houses.

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Choosing a Roofing Company

Posted on April 30, 2017 in Uncategorized

Finding a qualified, professional, and quality roofing company can be a challenging task. Not to mention the fact that there are no specific qualifications required to call oneself a roofer in Canada, there are also a long list of potential roofing professionals in most major cities including Vancouver. That being said, the trick is to find a quality roofing company, and there are steps a homeowner can take to find a successful and experienced professional to provide excellent roofing repairs or replacement. So how does a home owner go about choosing a roofing company? The following steps will help you weed out the best from the rest.

Workmanship

Obviously, you want to hire a roofer that has the skills and experience to provide quality work. First, start with roofers that are accredited by the Better Business Bureau, but also ask for evidence of qualifications. The best roofers attend courses that offer training for specific roofing applications so ask about their training and quality control processes.

Record of Success

Next, look for roofers that can provide you with a record of success. Past performance is always a good indicator of future success, so you should ask potential roofers for a list of customers that can verify the quality of their work. Moreover, you should ask past customers about their working relationship with the roofing company, as well as whether or not the jobs were completed on time and on budget.

Warranties and Guarantees

Most roofers will offer similar warranties and guarantees, and while roofing materials generally fall under the warranty offered by the manufacturer, labour and construction should be guaranteed by your roofer. In addition, you should also find out how long the roofing company has been in business. Even the most inclusive and extensive warranty will only be good as long as your roofing contractor is in business and evidence that a roofing company has been established in a community will give you peace of mind regarding the quality of their work.

Fine Print

All quotes need to be received in writing and you should take time to carefully review all aspects of the quote. Your quote will likely include a start and end date (with provisions for poor weather), and there will also be information about workmanship guarantees as well as details of the type of roof being installed.

Insurance

Another factor to consider is whether your roofing contractor carries liability insurance. There are dangers associated with roofing that most professionals never consider, so you want to be sure you are protected in case of accident or injury to roofing contractors and their staff. You should ask for proof of WorkSafeBC coverage as well as liability insurance.

Ultimately, you want to hire a roofing company that is accredited, certified, insured, and can provide references. By carefully reviewing potential roofing contractors in advance, you will have more peace of mind knowing your roof is in good hands.

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