Your services do not end when the inspection does
Your services do not end when the inspection does
As a home inspector, I've observed a distinct pattern in composition shingle roof issues. Many of these findings have been consistent throughout my career, while others are becoming more prevalent as roofs installed during the transition from wood shakes (circa 20-25 years ago) reach the end of their service life. Here are the most common issues I encounter:
Unsealed Fasteners
While they might seem minor, exposed nail heads are a significant concern, even on newer roofs. Typically found along hips, ridges, and flashing installations, these exposed fasteners create vulnerable entry points for water. During heavy rains, water can travel down the nail shanks into the attic. I've witnessed this issue cause leaks in brand-new roofs, demonstrating that proper nail coverage is a critical installation detail.
Surface Granule Loss
In our area, many roofs exhibit severe granule loss, stemming from either defective materials or natural aging. These deteriorating conditions indicate the roofs have reached the end of their serviceable lives. During my home purchase, our roofer offered a nuanced perspective: as a potential buyer, he would insist on immediate replacement, but as a homeowner, he would maintain the existing shingles to maximize their remaining lifespan despite their defects. Given these circumstances, affected homeowners face a clear choice: either replace their roofs immediately or plan for replacement within the next few years.
Damaged Shingles
Shingles can sustain damage in many ways, from roof modifications to trees to wind to aging, though two causes seem particularly common: installation of new roofing elements and natural deterioration. When contractors install new components like exhaust vents on existing roofs, they often need to pry up shingles to install flashing, frequently resulting in torn shingles. Additionally, as roofs near the end of their serviceable life, they become increasingly susceptible to damage from high winds and foot traffic, typically resulting in torn or missing shingles. These damaged areas often expose the fasteners securing the underlying shingles, significantly increasing the risk of water leakage.
Gutter Debris
During Autumn especially, gutters become collection points for debris; including fallen leaves, eroded roofing granules, moss growth, and animal droppings. This accumulated material traps moisture against gutter surfaces, accelerating corrosion in steel gutters. When debris builds up, it can allow water to wick under shingles and penetrate the roof structure, leading to damage in the eaves or interior spaces.
Surface Debris and Vegetation
Organic matter including fallen leaves, moss, and animal droppings frequently accumulates on roof surfaces, creating conditions that trap moisture. More concerning is the encroachment of vegetation on the roof. This unwanted growth not only retains moisture that can wick beneath shingles but also causes direct physical damage – particularly when wind-driven branches repeatedly scrape against and erode the protective granular surface of shingles.
Pipe Gaps
Plumbing vent penetrations are potential leak points when their protective seals deteriorate. Neoprene pipe collars become brittle and develop cracks, while roofing mastic shrinks and separates from vent surfaces. Even specialized sealing tapes can lose adhesion, unravel, or suffer physical damage. These degradation processes create gaps ranging from hairline cracks to substantial openings, providing direct pathways for water infiltration into the building envelope.
Roof to Wall Gaps
Roof to wall flashings that rely solely on surface-applied sealants against siding, rather than being properly integrated behind the siding material, create vulnerable points in the building envelope. Like pipe penetrations, these improperly installed flashings are subject to the full range of sealant failures – shrinkage, separation, and deterioration.
All of these conditions need repair by a qualified roofer to prevent leakage. There are, of course, other roofing conditions that are seen, but are not as common in my experience. When these findings appear in your inspection report, understand that they are common conditions encountered by many homeowners.
