Top Items to Focus On
Age of the roof. Get it where ever you can and state where you found it (my estimate, from the insured, other)
Condition of the roof - mainly, are there current defects
Estimated lifespan, this may not always be needed and lets say a roofs average lifespan is 25 years, some factors can accelerate or slow down the point of need to replace
Photos
NEVER get on a ladder to take a photo or to view the roof.
Use your zoom or get views from upper stories
All defects
Take multiple photos of the roof as one section may be older than the other or the North side may have algea growth while the South side does not.
Inspection Prep
Aerial imagery thru Google or other sources will tell you a lot before you get on site.
As insurance loss control reps, our focus is to identify issues which can lead to a claim. This is done by inspecting from the ground or from windows. We do not climb ladders to view the roof or proceed out on to roofs unless they are flat and have doorway access. By utilizing zoom lenses on cameras we are able to document issues with roofs with close up photos. As a field rep, you are required to have a zoom camera lens that will allow you to take close ups of roofs and elevated areas at least to the two story level. Photos that are not close enough to show needed detail of issues or defects are not acceptable.
Insurance Issues with Roofs
Insurance companies have become very risk adverse with regard to potential water damage from roofs. Roofs which are worn, damaged or otherwise obviously near end of their useful lives or are likely to be leaking were the problem most frequently cited by insurance agents as a potential underwriting issue. Not only can these problematic roofs have water leakage, they are a higher exposure for wind damage as well. Roofs are a major hot button hazard for insurance companies. Hail, wind and storm damage are considered an insurance loss on your homeowner’s policy. Most insurance companies will pay the entire cost, less your deductible, for replacing the roof if it is damaged. Insurance companies do not pay a loss which is caused by worn out roofs or defects.
Many insurance companies will decline to write a policy on properties where the roof is detierorated or will require roof replacement, and some may require an interior inspection for water damage
Roof work is one of the most expensive types of repairs to perform on a home, and unfortunately it can also be one of the most problematic to claim with a homeowner’s insurance provider. Policies contain several exclusions, restrictions and other policy language that limits the insurer’s liability regarding roof repairs and replacements.
Maintenance Exclusion
Roofs get old and need repairs and replacement even if nothing out of the ordinary occurs. When roofs break down due to age and normal wear, the expense to repair or replace them can be large. For this reason, standard homeowner’s insurance excludes routine maintenance on roofs. If you file a claim for roof damage, an adjuster will inspect your roof to verify that the damage is not simply routine maintenance. If there is no obvious cause of loss, your insurer may deny your claim.
Types of Materials
Your homeowner’s insurance may only provide coverage for roofs made of certain materials. If your roof is made of cedar shake, for example, and your policy excludes this material, then your claim will be denied even if your roof is damaged by a covered cause of loss.
Partial Authorization
Insurers are not bound to pay for things unrelated to the loss. If a fire destroys half your roof and a contractor quotes you a dollar amount that represents a full roof replacement, your insurer may not pay the entire amount. This may seem unfair, but it is legal. The insurer only owes for the half of the roof that was destroyed. If you choose to replace the undamaged half, you must do so with your own money.
Betterment
In some states, insurers are permitted to charge betterment. This applies when the material the insurer uses to replace damaged property is newer or better than the original property. If your roof is 15 years old, but your insurer uses new shingles or other materials to repair some damage, the repaired portion is “better” than the original by 15 years. You might have to pay part of the replacement cost, since your insurer is only liable for the value of the 15-year-old roof. You might avoid this problem if you have a replacement cost endorsement on your policy.
There are many types and styles of roofs, each with its own unique design and functionality. Some of the most common types and styles of roofs include:
Gable Roof: This is a simple and common roof design with two sloping sides that form a triangular peak. It's also known as a peaked roof or pitched roof.
Hip Roof: This roof design has four sloping sides that meet at the top to form a ridge. It's a popular style for houses in areas with high wind or hurricane risk.
Mansard Roof: This is a French style roof that has four sloping sides with a double pitch. The lower slope is steeper than the upper slope, giving it a unique profile.
Gambrel Roof: This roof design has two sides, each with two sloping pitches. It's commonly used for barns and other agricultural buildings.
Flat Roof: This roof has no slope or very low slope, and is typically used for commercial or industrial buildings.
Shed Roof: This is a single sloping roof that is commonly used for sheds, porches, and other small structures.
Butterfly Roof: This is a modern roof design that has two slopes that angle inward, creating a butterfly wing-like shape.
Saltbox Roof: This roof design is asymmetrical with one long side and one short side. It's commonly used for Colonial and Cape Cod style homes.
Dome Roof: This is a curved roof design that is often used for specialty buildings like observatories, planetariums, and religious structures.
There are many other types and styles of roofs, and each has its own unique advantages and disadvantages in terms of functionality, aesthetic appeal, and cost. The type of roof that is best for a particular building depends on a variety of factors, including the local climate, building codes, and the building's overall design and use.
There are many different types of roof coverings available, each with its own unique advantages and disadvantages in terms of durability, cost, and aesthetic appeal. Some of the most common types of roof coverings include:
Asphalt shingles: This is the most popular and widely used roofing material in North America due to its low cost and easy installation. It is available in a variety of colors and styles.
Metal roofing: This type of roofing is becoming more popular due to its durability and longevity. It's available in many materials including steel, aluminum, and copper.
Tile roofing: This type of roofing is very durable and long-lasting, but also heavier and more expensive than other options. It is typically used in warmer climates and is available in a variety of styles, including clay, concrete, and slate.
Slate roofing: This is a high-end roofing option that is very durable and long-lasting. It is also very heavy and expensive.
Wood shingles and shakes: This is a traditional roofing material that is still popular in some areas due to its natural look. It is typically made from cedar or redwood, and is more expensive and requires more maintenance than other options.
Synthetic roofing: This is a newer roofing material that is designed to look like other materials, such as slate or tile, but is more lightweight and cost-effective.
Built-up roofing: This is a type of flat roof that is made from layers of roofing felt and asphalt. It's commonly used on commercial buildings.
TPO/EDPM roofing: This is typically installed on flat roofs and is basically a vinyl sheeting that is mechanically adherred to the surface. Predominantly a commercial application.
The type of roof covering that is best for a particular building depends on a variety of factors, including the local climate, building codes, and the building's overall design and use. It's important to consult with a roofing professional to determine the best type of roof covering for your specific needs.
Roof Staining
ALGAE
Algae causes black stains on roof surfaces and green stains on other building exterior surfaces such as concrete (photo above left), decks, and building siding (above right). Algae can produce black stains on asphalt roofing products.
Algae very often appears as a flat green coating or stain on building siding and even on sidewalks and concrete (photo at below). No recommendation is typically needed as power washing or cleaning can hasten demise of roof even faster.
Brown or red stains on roof surfaces are often caused by rust from wearing steel flashing or other on-roof metal products. This is mainly cosmetic, no rec needed.
Debris stains on roof shingles. Debris stains on building walls, including stains from animals may appear as black smudges that may be mistaken for mold. Regular maintenance can reduce this occurrence and recommendation to remove debris or trees that contribute to debris should be made.
BLEED THROUGH
(Different than Algae staining) – Black Bleed-Through or Extractive Bleeding Black Stains on Asphalt Shingles
Extractive bleeding – bleed-through asphalt shingle stains may be mistaken for but are not black algae or black “fungus”, nor are they soot. Extractive bleeding stains on asphalt shingles are caused by loss of black pigment in the asphalt mix intended to impregnate the shingle mat itself.
Let’s look further at extractive bleeding type stains:
Extractive bleeding or “bleed through” stains leaving black streaks running down an asphalt shingle roof is an indication of a defective roofing product. The chemistry of the shingle is permitting black pigment from the asphalt to leach to the shingle surface and run down the roof. Typically bleed-through on asphalt shingles appears as black streaks running down shingles.
Extractive bleeding on roof shingles originates at individual points: When the roof shingle staining or bleeding appears to run down the roof, originating from individual small points or “spots” (photos below) this is probably extractive bleeding or “asphalt roof shingle bleed through” on shingles – a product defect described by manufacturers as cosmetic. Extractive bleeding occurs on asphalt shingles when an excessive amount of bitumen is released from the shingle surface – we pose that this effect may occur because some of the bitumen was not well bound in the asphalt mix
Furthermore, bleed-through stains, since they are a feature of the asphalt shingle product itself, should occur on a roof regardless of the roof orientation, slope, or shading. By comparison, the location and pattern of black algae stains on an asphalt shingle roof are more likely to correlate with shade, areas of less sun exposure, or slope orientation (North) – factors that affect roof surface moisture, temperatures, and sun exposure – factors in algal growth. We describe and contrast black algae staining in the next section, just below.
Because of variations during the shingle manufacturing process, and possibly because of variations in site conditions (sun, shading, slope, moisture), different roof areas or slopes on the same building may display different amounts of black staining. This term is commonly used with wood shingles where use of steel or possibly even copper nails can also produce staining. (Try stainless steel nails when re-roofing with wood shingles or shakes). Extractive bleeding is typically not considered a major issue. It may shorten the life of the roof but can be corrected with better quality shingles at the re-roofing.
Ice Dams
An ice dam can cause a insurable loss. However, an ice dam is a indication of a deeper problem. Typically the issues will involve lack of insulation and lack of proper ventilation. When you combine these two defects you get to a warm roof in the winter time that melts snow and allows it to freeze along the edges of the roof.
Flat Roof
An improperly maintained flat roof can lead to a catastrophic insurance loss. Flat roofs must be maintained on a annual basis. Their roofs need to be re-coated annually and the drains must be maintained so that water drains off the roof.
Venting Issues
a non vented roof can cause problems beyond ice dams. A improperly vented roof can develop extremely high temperatures on and blow the roof surfaces. In the winter this leads to ice dams. In the summer, this can lead to shingle deterioration and curling. As an insurance inspector, you are looking for adequate venting in the soffits and along the peak.
There are many different types of roof issues that can lead to insurance claims. Some of the most common issues include:
Wind damage: High winds can cause shingles, tiles, or other roofing materials to lift, shift or even blow off. This can leave your roof vulnerable to further damage from water leaks or further wind damage.
Hail damage: Hail can cause dents, cracks or even puncture holes in your roof's shingles, causing leaks or other damage.
Water damage: Water damage from roof leaks is a common cause of insurance claims. Water leaks can result from damaged or missing shingles, improper installation, or improper flashing around roof penetrations.
Tree damage: Trees falling on roofs or branches striking roofs can cause significant damage, including puncturing or tearing holes in the roof.
Ice damage: Ice dams can form on the roof's edge and cause water to back up and leak into the house, causing water damage to the interior.
Aging: Roofs eventually age and wear out over time, causing shingles to become brittle, crack, or curl, which can lead to leaks and other damage.
Improper installation: If a roof was improperly installed, it can cause issues such as improper flashing around penetrations or improper ventilation.
It's important to regularly inspect your roof and address any issues that arise as quickly as possible to avoid further damage. If you suspect damage or have concerns about your roof's condition, it's recommended that you consult with a qualified roofing professional.
Curled Shingles
Corners of shingles turning up is referred to as Curling and it is generally caused by excess moisture attacking the underside of the shingle. Inadequate ventilation causes the entrapment of heat and moisture in the attic. This will eventually penetrate the roof deck and cause the shingles to curl. Curled shingles are more prone to wind damage. Improving air circulation within the attic space can stop the progress of the curling. When curling is identified, look for poor or no ventilation at the soffits and the ridge vents. Recommendation can be for improving the ventilation by adding soffit and ridge vents.
Recommendation: The shingles were noted to be curling. The roof should be replaced to reduce the water, wind and physical damage exposure.
Moss on Roof
By holding moisture against the roof surface, lichens and moss speed the wear of the asphalt shingle surface. In freezing climates this occurs by increasing frost damage to the mineral granule coating on the shingles. Typically, removing or attempting to remove the moss or lichens will damage the roof unless done with extreme care. For this reason, moss invasion typically involves roof replacement or partial section replacement.
Recommendation: The moss on the roof is compromising the roof and the roof should be replaced to reduce the physical damage exposure.
Lifted Shingles
Typically caused by improper nailing – nails will ‘pop up’ creating the buckling effect by pushing up the shingle off the roof. The lifted shingle is more prone to wind damage and should be repaired by a professional roofer.
Recommendation: The shingles on the roof are lifting and the roof should be repaired by a professional contractor to reduce the wind damage exposure
Missing Shingles
Shingles may be missing for any number of reasons. If possible, try and determine the cause. Missing shingles can be repaired without replacing the entire roof.
Recommendation: The roof has missing shingles and should be repaired to reduce the physical damage exposure
Metal Roof Rusted
Rust on metal roofs is like dandelions in the summer. It is going to happen. In the same way, while it would be nice to have a green lawn with no dandelions, your lawn still works just fine. Many of our customers do not consider a rusty roof to be a Hot Button Hazard and will not pass on your rec to correct. That is fine. We still make the rec unless requested not too. In the extreme, be on the lookout for rust that has perforated the metal and threatens it’s integrity.
Recommendation: The metal roof at (specify area) is rusted and should be re-coated to reduce the physical damage exposure
Flat Roof Replacement
After 15-25 years, some flat roofs have been patched, coated and coaxed into a lifespan that was never imagined. This is a case of a flat roof that needs more than a re-coat or another patch, it needs to be replaced professionally.
Recommendation: The roof has exceeded its life expectancy and should be evaluated and replaced by a professional roofer to reduce water damage exposure.
Wavy Roof or Shingles
Sagging plywood decking due to extreme distance between support, lack of clips at midpoint, or improper installation can cause waves in the roof or shingles. This will typically reduce roof life expectancy and can be rec’d for replacement if deemed at risk for leaking or other issues.
Recommendation: The roof at (specify area) appears to have inadequate support for the roof deck which has resulted in sagging decking. The support issues should be corrected to reduce the property hazard.
Roof Needs To Be Replaced
This roof is beyond its life expectancy
Recommendation: The roof has exceeded its life expectancy and should be evaluated and replaced by a professional roofer to reduce water damage exposure.
Flat Roof Ponding
Standing water on flat roofs act like a magnifier glass and transfer heat to the roof, causing accelerated decay. Recommendation is for maintenance to reduce the ponding by resealing or leveling.
Recommendation: The flat roof appears to be ponding with standing water and should be resealed or leveled to reduce the physical damage exposure
Flat Roof Coating
Flat roofs need regular re-coating, typically every 4-5 years. View the Online aerial images of the risk before your visit to flat roofed buildings and look for obvious signs of overdue re-coating or other flat roof issues. Recommendation is to have re-coating performed.
Recommendation: The flat roof appears to need re-coating to reduce the property hazard.
Flat Roof Drains
Drainage is critical on flat roofs. Roof decking needs to be clear of debris and drain openings and downspouts need to be clear.
Recommendation: The drain on the flat roof is clogged and should be cleared of debris to reduce the physical damage exposure.