ROOF INVESTIGATION SURVEY

Transcription

1 ROOF INVESTIGATION SURVEY Prepared For: Susan Sametz Property Manager AAS Community Management P.O. Box 4382 St. Louis, MO Location: Rush Creek Homeowners Association Building #8 (8 units) Quite Stream Dr. Maryland Heights, MO Prepared By: Roofing Consultants Ltd. Date: June 20, 2012 Engineers, Architects & Building Envelope Specialists Milwaukee, WI P.O. Box 1305 Waukesha, WI Chicago, IL P.O. Box 4458 Skokie, IL St. Louis, MO Plaza Executive Suites Chesterfield Airport Rd. Suite 200 Chesterfield, MO Minneapolis, MN 7760 France Avenue South 11 th Floor Bloomington, MN Indianapolis, IN 9465 Counselors Row Indianapolis, IN

2 Roofing Consultants, Ltd. Engineers, Architects & Building Envelope Specialists June 20, 2012 Susan Sametz Property Manager AAS Community Management P.O. Box 4382 St. Louis, MO Roof Investigation Insured: Rush Creek Homeowners Association Contact: Scott Cant Ph. #: Location: Building #8 (8 Units) Loss: Hail Quite Stream Dr. Maryland Heights, MO D. O. L.: April 28, 2012 Date of Inspection: Wednesday, May 30, 2012 Present at Inspection: Bryan Horvath, RRO Roofing Consultants, Ltd. Joseph Pacholczak Roofing Consultants, Ltd. Purpose of Inspection: Determine presence & extent of hail damage to the roof system. Background The roofing materials on this building are the same throughout. For the most part, all units have the same penetrations. However, some have skylights while others do not. Some also have water diverters while others don t. The following physical characteristics pertain to the building s roof as a whole. Roof Physical Characteristics Structure: 2-Story, Multi-Family Rowhouses, Planned Environment Unit Development Roof Age: 20 +/- Years (Reported) Roof Area: 9,973 sq. ft. Roof Slope: 5 :12 (Approximate) Roof System: Type: Fiberglass Composition Shingle Style: 3-Tab Strip Shingle, Self Sealing Color: Light Brown Manufacturer: Unknown Attachment: 4 Nails/Shingle Exposure: 5 Underlayment: 15 # Felt Roof Deck: Plywood Valleys: Closed cut Waukesha Commerce Center, P.O. Box 1305, Waukesha, WI Fax: P.O. Box 4458, Skokie, IL Fax: Chesterfield Airport Rd., Suite 200, Chesterfield, MO Fax: France Ave. South, 11 th Floor, Bloomington, MN Fax: Counselors Row, Indianapolis, IN Fax: Web Site: info@rcleng.com

3 Roof Investigation AAS Community Management/Rush Creek Homeowners Assoc. Maryland Heights, MO Drainage: Gutters: 5, Painted Aluminum, K-Style Downspouts: 2 x3 Painted Aluminum Ventilation: Roof: Continuous Aluminum Ridge Vents Eaves: 1 ½ Holes (2 Per Rafter Space) Penetrations: Miscellaneous: Roof Installation 16 Soil Vents 8 Stack Vents 3 Skylights 3 Water Diverters 1 Solar Tube 8 Chimneys w/stack Covers Leaf Guards in Gutters Unit: 2031 * There is a three season s room roof section on the north end of unit 2027 General: Satisfactory Courses: Straight/Even Exposure: Consistent 5 Fastening: Satisfactory 4 Nails/Shingle Transition Details: Questionable. Ventilation: Questionable Comments: There was no drip edge metal at the rake edges of the roof. There was no gutter apron at the eaves of the roofs either. Roof Condition Though there are ridge vents along the main ridges of the roof to exhaust air out of the attic spaces and holes cut in the walls at the eaves to allow air into the attic spaces, it is not clear if good, balanced ventilation is being achieved. It would appear based on the softness and crunchiness of the deck sheathing that an even flow of air may not being achieved on the underside of the roof deck. Good ventilation is crucial toward the long-term performance of a shingle roof system. Poor ventilation can result in premature deterioration of a shingle roof system. General: Tensile Strength: Deterioration: Granule Embedment: Seal: Torn: Missing: Dislodged: Past Repairs: Comments: Fair-Poor Satisfactory Minimal Satisfactory erosion commensurate for reported age of shingles Strong None None None None The overall general condition of the shingles excluding the hail damage was fair. No excessive amount of natural deterioration was observed. Roof Observations Hail Damage The eastern half of the upper roof of unit 2027 was completely tarped. Hail damage to a composition shingle roof system consists of bruising or fracturing of the shingle mat, or displacement of granules that leaves the shingle mat bare and exposed. Bruising is most common at supported locations and usually requires manual examination to confirm that damage has occurred to the shingle mat. Fracturing typically occurs at unsupported locations and is readily evident. These conditions can promote the absorption of moisture and subsequent premature deterioration of a shingle. Granule 2

4 Roof Investigation AAS Community Management/Rush Creek Homeowners Assoc. Maryland Heights, MO displacement must leave a distinct mark that exposes a portion of mat at least ¼ in diameter. Partial granule displacement or blemishing that does not expose the asphalt mat is not considered to be legitimate hail damage. General granule displacement distributed across a roof is not quantifiable and does not constitute damage. All shingles experience some granule loss over the course of their life due to normal exposure to the elements, including hail. Hail damage to a roof is quantified by the analysis of test squares (10 x 10 Area). The purpose of the test squares is to determine the amount of hail damage in a representative area of the roof. The test square results are then applied to the individual roof fields, or the roof as a whole, to estimate the total damage incurred. Protocol calls for the examination of four (4) test squares One (1) facing each direction. Larger and/or more complex roofs typically require additional test squares at the discretion of the inspector. Additionally, a cursory overview of the remainder of each field is conducted to confirm the findings of the test squares. It must be emphasized that due to the extensive volume of damage on each and every slope of the roof, it was determined that test squares were not necessary. The volume of damage was consistent throughout the roof on each slope. There were literally hundreds of hail impact marks per 10 x10 area. The majority of the shingles had multiple hail impact marks. Impact marks were discovered along the edges and in the field of the shingles. They averaged around 1 ½ 2 in size with both smaller and larger marks documented. The majority of the marks represented fracturing of the shingles mat. Additional granule displacement generally accompanied the impact marks. All transition locations ridges, rake edges, eaves and valleys, revealed similar hail impact marks as well. Not a single roof plane escaped damage. It is assumed that any roof areas covered with a tarpaulin have the same amount of damage. Metal Roof Accessory Observations Hail Damage Metal roof accessory items rarely suffer functional damage from hail impact. However, hail may cause aesthetic damage in the form of indentations. Metal rooftop penetrations can offer clear and permanent indications of hailstone impacts, including hail size, density and direction of the hail fall. It is very common for light gauge metal roof items to suffer indentations even when the shingles escape damage. All metal roof accessories were inspected on the subject residence. Following are the observations. Stack Vents: Chimney Stacks: Ridge Vents: Drip Edge Metal: Water Diverters: Skylights: Gutters: Downspouts: Comments: (6) All pulverized * Two (2) have been replaced over units 2037 & 2039 (8) All Indented All ridge vents pulverized All drip edge metal pulverized Unit 2027 pulverized Unit 2029 pulverized Unit 2033 pulverized Unit 2033 Tarped Skylight Unit 2035 Tarped Skylight Unit 2037 Replaced Skylight All gutters pulverized Most north, south & west facing downspouts indented Any units not listed under skylights did not have them. Any units not listed under water diverters did not have them. 3

5 Roof Investigation AAS Community Management/Rush Creek Homeowners Assoc. Maryland Heights, MO Plastic Roof Accessory Observations Hail Damage Plastic roof accessories will not become indented like metal items. However, large hail may fracture or puncture plastic items. On the subject roof there are plastic leaf guards in the gutters of units The leaf guards were inspected for damage caused by hail impact. Following are the observations: Leaf Guards: No damage Conclusions Each unit in the subject building sustained substantial damage to its shingled roof system from hail impact. Literally hundreds of hail impact marks were documented in a test square area which measures 10 x10 in size. The marks were quite large with a majority averaging around 1 ½ 2 in diameter. Some marks were smaller while others actually exceeded 3 in diameter. The volume of damage is substantial enough that the only realistic option to restore these roofs back to pre-storm condition would be total replacement. Repairing these roofs is simply not an option. The ridge vents, stack vents, chimney stacks, drip edge metal, gutters and water diverters all sustained significant damage associated with hail impact. Most were literally pulverized and disfigured. Additionally, downspouts on the north, south and west sides of the building showed isolated indentations consistent with hail impact as well. These items all warrant replacement as they are readily visible. One of the skylights that were damaged by hail has been replaced on this roof. That skylight is over unit However, two are still tarped which are assumed to be damaged. Those skylights are on units 2033 and The two skylights warrant replacement due to hail damage. The leaf guards warrant replacement due to hail impact. It must be emphasized that it is not clear as to what extent the roof deck sheathing may have been damaged due to hail impact. As mentioned, when walked upon, it was quite soft and crunchy. There is a good possibility that some decking would require replacement due to hail impact damage based on the size of the hail marks and type of damage identified on the shingles. Closing Following is a roof plan of the subject roof and an accompanying photographic record highlighting the issues and concerns discussed in this report. We trust that this roof investigation will prove to be useful towards the settlement of each insured s claim. If you have any questions, or if further information is necessary, please do not hesitate to call our office. Sincerely, Bryan Horvath, RRO Senior Consultant Paul Dinkins, Architect BH/jl 4

6 N APT ' 10-27/32" APT #2029 APT #2031 APT #2033 APT #2035 APT #2037 APT #2039 APT #2025 Legend Chimney Valley Gutter/Downspout Skylight Tarped Area Soil Stack Vent Stack Vent Ridge Vent Solar Tube Rush Creek Condo Association Building # Maryland Heights, MO Roof Plan Approx. Scale: 1" = 20'-0" Roofing Consultants, Ltd. Engineers, Architects & Building Envelope Specialists Waukesha, WI Skokie, IL Indianapolis, IN Minneapolis, MN Chesterfield, MO

7 1. Units 2025 & Units 2029 & Units 2033 & 2035.

8 4. Units 2037 & The majority of the gutter downspouts were indented as a result of hail impact. 6. The gutters were all indented as a result of hail impact.

9 7. There is only one layer of shingles on the subject roof. 8. Overview of the roof facing north. 9. Area of the roof that was tarped due to hail damage.

10 10. Tarped skylight due to hail damage. 11. Tarped skylight due to hail damage. 12. Lower screened in porch roof of unit 2027.

11 13. All stack vent covers were pulverized by hail. 14. This is one of two stack vents that have been recently replaced as a result of hail damage. 15. The chimney stacks were all indented by hail.

12 16. All ridge vents were pulverized as a result of hail impact. 17. Close-up of shingles showing substantial hail damage. 18. The ridge tabs and shingles at the edges of the roof were substantially damaged as a result of hail impact.

13 19. Large hail impact mark measuring 2 in diameter. 20. Damaged wooden siding panels not associated with storm activity. This appears to be a result of a varmint. 21. Wooden fascia board apparently damaged by varmint activity.

14 22. Same fascia boards of previous photo showing similar issues.