Most common roof leaks- failed Roofing Flashing
I have being wery busy inspecting many leaking roofs last 2 weeks.
The sad part is that less than 10% have failed flashing due to age of the flashing- rust out, mechanical hole due to sliding slate or tile...creating hole.
80% of the time its the improperly installed Roofing Flashing to begin with. I will advise any owner who is planning to have they flashing replaced, repaired or is thinking about new roof with new flashing ask for 2 things:
A) Detailed pictures of completed flashing with many angles, and close ups before final payment or even best before middle payment so the roofer realize that he is dealing with knowledgable homeowner.
B) For your benefit stay away from Aluminum Flashing. Aluminum will not rust but is very fragile, can be really ahnd seamed and force the roofer to create primitive details. (Look at images bellow for beter understanding)
Hint:
Copper, Rhenzink, Stainless, Pre painted metal 26 ga can be hand seamed to form fully waterprrof seam, or for the less skilled first 3 material mentioned can be soldered- creating fully waterproof permanent seal.
The common details of overlapping metals and use caulk and sealants have to stop. There is pin hole and rely on caulk & stick and peel underlayment or underlayment is not good practice.The owner then is stuck with not only replacing the flashing but also with expensive repair of the damage caused from the leak.
#2. If there is improperly installed flashing owners often create the second mystake:
A) They opt for what seem like the cheapest fix- recaulk the flashing. Most roofers will not give you any warranty on this "patch" Just good bill and its generally know ans good money maker. We dont belleive in this unless the owner say (I plan to replace my roof within 2 -3 years and I need to ride it up till then). But be aware caulk will never fix your problem. Its a temporary patch at best.
B) Interview quality roofers and use "only those" who can show you many flashing details. sk about material used. How about caulk ? Check they references. Ask also for " this week current roof job" they are working on now. Every roof have some flashing details. & Reguest before, during and after images.
Hope This helps. I will be aadressing all most common roof problem areas in following posts. Make sure to sign up
