Wow. This thing is going legal and someone is going to have to pay big time. That is what I was thinking when I discovered the reason for a roof top leak which caused serious damage to a newly renovated strata lot in Vancouver. The interior coverings, drywall and floorings were just the beginning of what we could see was damaged. The probable cause? A “Rainscreen” contractor going beyond the boundaries of his experience. A worker, who was replacing fascia board, probably cut the torch-on membrane on the other side of the fascia board too low and too close to the roof level and opened up a void that was soon to be an entrance point for a lot of rain water. Hind sight is always 20-20 but why didn’t they at least consult with a roofer when this undesired action occurred and determine how best to remedy it. Unfortunately, someone chose not too and undertook waterproofing actions on their own. Big mistake. Clearly the company is poorly managed. Where was the site superintendent or Manager’s final inspection. I have a feeling it’s going to be in excess of $80K by the time it’s all done. All because a short cut was taken. Wow. This thing is going legal and someone is going to have to pay big time.
The most common asphalt shingle roof leak happening today has to do with T-lock or Interlocking shingles. These are also known as duroid shingles and should not be confused with a metal shingle made by Interlock. Back to the leak issue: Of course, as previously blogged, leaks commonly happen where there is a protrusion or change in direction of the roof plane. However with these T-lock shingles, leaks can show up anywhere. First let’s get a history of this shingle. No longer in production today, this organic shingle was originally sold promoting the feature of wind uplift resistance. It’s my understanding that these shingles were sold with a 20-25 year life expectancy but current evidence details that most roofs in Vancouver and the Lower Mainland area are not achieving that extent. Technically, the unique design of this shingle allows for water to get in behind a corner of the shingle but escape out from underneath, lower down on the shingle. This critical water-entry point is where the tabs or T-Locks interlock with the below fastened shingle. This is all fine and dandy while the shingle is lying flat but as this ORGANIC shingle ages, it becomes dry and curls. It is at that age point the shingle systemically fails. Because of the curling, water will begin to travel sideways…which is never a good idea on shingle roofs…and leaks become inevitable. Because this shingle is no longer in production and extremely rare in ability to acquire, (I found some guy in Richmond BC selling bundles that used to cost $20 for $100 on the internet) roofers are left to try and stop the leak with our magic muck called mastic. BUT, unless the repairing roofer is aware of the “unique” feature of water entry and exit on this shingle design, he could potentially cause more problems than benefit by applying the mastic at the exit point and actually trapping the water under the shingle. If you have a shingle roof leak and want the best in service, contact Crucial Roof Services where “Your Satisfaction Is Crucial”.
The most common leak on cement tiles, concrete tiles and clay tiles occur around skylights and to a lesser degree, chimneys. In fact it is not the Columbia Skylight or Velux Skylight that is leaking, but more so likely the roof system around the skylight that is failing.
The attached picture shows what a typical skylight looks like when the tiles have been removed around it. The style or color of the tile is not important in this example however the most common roof tile is like these, with a Roman profile, but only in red. All skylights are designed the same way. Same too with chimneys! What commonly happens is the metal pan flashing around the skylight/chimney fills with debris and blocks a clean and clear passageway for the rain water to flow. In the case pictured you can see the debris building up in the pan flashing. You will also notice that the vertical containment lip on the outside edge of the pan flashing has been pinned down (is white in color in the photo) or pushed down by the weight of the tiles that usually sit on top of the flashing. As this vertical containment lip is forced down, the containment capabilities of the pan flashing are reduced. When the containment lip is almost flat with the pan flashing and there is a build up of debris nearby this compromised area, a leak is only a matter of time from happening.
The service package we offer includes removal of the tiles to expose the pan flashing, cleaning and straightening of the pan flashing, caulking as necessary and reassembly of the system. Sometimes it is necessary to use a diamond blade grinder to “notch out” the underside of the tile so it is no longer in contact with, or sitting on top of, the containment lip. Our skylight maintenance pan flashing service package includes digital photos e-mailed to you of your skylights disassembled to substantiate all work actions. In fact, there is no need for anyone to be home.
Crucial Roof Services is your Lower Mainland tile roof specialists. We service all municipalities in the GVRD including Vancouver, Burnaby, Richmond, Surrey, Cloverdale, Coquitlam, Port Coquitlam, Port Moddy, New Westminster, Langley, White Rock, Ladner, Delta, Tsawwassen, North Vancouver, West Vancouver, Pitt Meadows, Maple Ridge, Mission and Abbotsford.
Vancouver torch-on roofingTorch on roofing is similar to tar and gravel, consisting of layers of flexible fibreglass and polyester with bitumen. But unlike tar and gravel, it is applied with a torch instead of a hot mop. You don’t experience the unpleasant odours associated with tar and gravel. Sheets are torched down during installation, using large torches that melt the asphalt at the seems, joining them permanently together. The final result is the vulcanization of a large rubber sheet to a flexible fibreglass base. The process is often referred to as modified bitumen because asphalt is mixed with rubber compounds. Torch down roofing provides added strength and resistance to flat and low sloped roofs. It has an average life expectancy of 20+ years.
Torch on roofing is generally considered a more attractive roof than tar and gravel. Its flexibility makes it a good choice for the climate change and extreme weather conditions of the West Coast. It can shift as required and resists brittleness. Torch on provides excellent waterproofing and it is a fire, wind and hail rated roofing system.
Self adhering modified bitumen sheets are available, making patch repairs both practical and cost effective.