Safeguarding our clients interests. Active Roof Leaks

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1 Safeguarding our clients interests. Active Roof Leaks

2 Vendor Requirements Visually inspect the roof for any damages Exterior inspection of the roof and gutters Interior ceiling inspection Interior attic and crawl space inspection Photo documentation

3 Asphalt shingle Three tab Dimensional Metal Tin Copper Clay tile Slate Common Roof Types Cedar shingles Rolled roofing Low pitch Built up tar and gravel Flat roof Rubber roofing Flat roof

4 Asphalt Shingle and Metal Three Tab Shingle Dimensional Metal

5 Flat Roofing Types Rolled Rubber Built Up Tar and Gravel (typically commercial)

6 Physical Inspection of the Roof This inspections is required. A ladder is necessary to complete a roof inspection. When inspecting the roof, make sure to examine all flashings, valleys, gutters and roof penetrations.

7 Components of a Roof

8 Common Findings Debris filled gutters Curled roof shingles Tree branches touching roof Missing shingles Broken and cracked tiles or slate Damaged metal flashing around the chimney Note: It is important that you identify the cause of the damage.

9 Document Your Findings It is just as important to document when there is no leak. Just because the roof is worn and shingles are curling, doesn't mean the roof is leaking and action has to be taken. Document the exterior condition of the roof. Document if there is no evidence of a leak, No interior damage is found.

10 There are situations where new roofs are installed over old damage. There will still be some old water stained decking, or even more problematic for FHA, fire damage trusses and rafters. This needs to be documented to prevent recoveyance of the property. Document Old Damages

11 Property Condition Report (PCR) Let the PCR walk you through the proper documentation of the roof.

12 What is an Active Roof Leak? A roof that will leak if and when it rains or when snow or ice melts. Do not document that a roof does not have an active leak due to the weather being clear and sunny. An active roof leak needs to be checked off as yes or no on the PCR. If it is questionable as to whether or not the roof has an active leak, repair the roof or provide a bid to repair.

13 What is an Active Roof Leak? Leaving an active roof leak unrepaired can lead to a dangerous environment in the house. These types of damages can also devalue a property. Failure to identify and repair an active roof leak can lead to significant financial losses for Safeguard and its vendors. This is why it is so important that vendors are able to properly identify an active roof leak.

14 If an Active Roof Leak is Discovered Patch or repair within the allowable. If can t do within the allowable, then tarp for the allowable. If can t tarp for the allowable, then call from onsite. We must bid any water damage caused by the roof leak to our clients as an independent line item.

15 Best Practices Checking for an Active Roof Leak During Dry Weather Look for visible puddles. Puddles may still be in the house even though it hasn t rained in a few days. Check ceilings and walls for stains or dampness. Dampness is a good indication of a roof leak. Check underside of sheathing for dampness. Dampness is a good indication of a roof leak. Check the condition of all flashings and valleys. Be sure to photo document the condition, especially in dry weather.

16 Best Practices Checking for an Active Leak During Dry Weather Inspect the attic. Look for daylight through protrusions and flashings. o If there is daylight, you can be sure water will get in if it rains. Pull back the insulation and check for dampness. Insulation and drywall may still be damp even though it hasn t rained in a few days. Look for rusty nails. Rusty nails in a section of the attic is a good indication that the roof may be leaking in that area. Provide good condition photos of the roof. Be sure to photo document the condition of the roof, especially in dry weather.

17 Example One September 30, 2011: Initial services were completed and bid was submitted to repair active roof leak. Bid was approved and we made three attempts to repair the roof by two different vendors. Repairs weren t completed properly as the root cause of the leak was not addressed. Water continued to puddle in areas causing damage to the roof and the roof started leaking again. In addition to this, water damage that was originally reported worsened overtime and went unreported.

18 Example One November 27, 2011: The roof was initially repaired. July 25, 2012: The roof was patched. September 19, 2012 to May 19, 2012: Water damage originally reported worsened over time with new and additional damage. Mold was reported by HUD. December 5, 2012: The roof was patched again. June 4, 2013: Roof damage was inspected by HUD.

19 Example Two May 31, 2011: Initial services were completed and no roof photos or roof bids were submitted. May 31, 2013: Convey order had only one poor roof photo. June 8, 2013: HUD inspection completed and shows existing roof damage. Vendors must walk the roof to complete a thorough roof inspection. This must also be photo documented by taking good, clear photos of all areas of the roof.

20 Example Two May 31, 2013: Only one roof photo submitted. June 8, 2013: Photo submitted by HUD illustrating roof damage.

21 Example Three March 18, 2013: Initial services completed and bid to repair roof was submitted and approved. April 18, 2013: Roof was improperly repaired. May 2, 2013: HUD inspection takes place. Old shingles should have been removed. Damaged sheathing should have been cut square. New sheathing should have been installed flush. Felt paper should have been overlapped underneath existing, so that water flows over the seam. New shingles should have been feathered in when replaced.

22 Example Three The quality of work and pride of workmanship matter Repairs need to be properly performed in a professional manner. It is important to QC work per bids to make sure the scope of work was completed correctly to scope.

23 Improper Roof Repairs Boarding nails down on top of the old roof. Felt paper being glued down with roof cement. Shingles being nailed down over the old roof. Patching on top of the old roof, creating a bump. Shingles are not feathered into the existing roofing.

24 Example Four June 2, 2012: Initial services completed and an active roof leak was not reported. February 16, 2013 and May 30, 2013: Reported ICC with no roof photos or damages reported. June 26, 2013: HUD inspection takes place. Photos of all ceilings should have been taken, regardless if water stained or not. This will show if leak is new or existing. Photos should have also been taken in the attic, showing the underside of the roof sheathing. The roof should have been walked to complete a thorough roof inspection. o Should be photo documented by taking good, clear photos of all areas of the roof.

25 Example Four Interior water stains and mold on ceiling. Loose and missing shingles.

26 Materials to Keep on Your Truck Roof cement Shingles Nail bar and putty knife Caulk and glue guns Extension ladders Hammers with claw head Sharp utility knives Roofing nails