Extensive Tile Roof Maintenance and Repairs

Case Study

When disassembling the north side of the lower skylight we found this wetness..... unfortunately this was just the tip of the ice berg. Notice the compressed containment lip on the pan flashing.

We removed the sliver tiles along the rake edge and found that there was no pan flashing. This may not have been such a big issue but there is no overhang so all water, that was able to enter, was going down into the wall.

The south side had minor containment lip compression but no evidence of ingress.

When we took the bottom row tile out we found this decay. The 1x4 is “mush”. Fortunately it is not required in our rebuild strategy.

With no overhang from the structural wall the water ingress goes right into the dwelling. Bad place to design a poor waterproofing detail.

In this photo we already have the first tile row down and have screw fastened the 2nd row. Note the lead of Row 1 extending beyond the fascia board.

Final full field tile installed and ready for lead install and 90 degree rake edge tile reinstallations.

Installing the 90 degree rake edge tiles.

Completed.

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Skylight cleaned.... however the seal has failed and is now condensating between the panes. Note the staining. This is inter-pane. Let me know when the owner wants to upgrade the skylights.

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Upper roof east side skylight disassembled. Extensive leaking on the south side. Note wet 1x4s near the bottom. Was it showing up inside? If not we caught it just in time!

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Typical caulking detail of topside corners on skylight curb.

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4 pane skylight disassembled. Note pan flashing does not extend over the ridge. Bad design.

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This is very common with pan flashings and was done at the original install. Why the original contractor chose to pin down the an flashing and compromise the containmetn lip is beyond any logic however it is common. We always remove this nail and “re-verticalize” the containment lip.

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The north side also does not have the pan flashing going up over the ridge. Again. Poor design.

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This plumbing vent stack is not done correctly. It is at risk for leakage but we left it as is. Consider this a “sleeping dog”. The proper way to install lead plumbing vent stacks is to have them on top of the tile.... not underneath the tiles as this one is.

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Here is another one also done the improper way. Experience has taught me that this will leak at some point in the future.

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The neighbour’s roof shows the proper installation process. Note lead on top of tiles.

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East side upper roof skylight reassembled.

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This is how we overcame the original deficiency of not having a pan flashing going over the ridge. We formed a lead flashing.

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Skylight completed.

Customer: Phil Hoy
Project Completed: February 2015
Type of Roof: Tile
Materials:
Location: 2856 W. 10th Ave. & 387 W. 26th Ave., Vancouver

When disassembling the north side of the lower skylight we discovered a wet area. The containment lip on the pan flashing was compressed.

Next we removed the sliver tiles along the rake edge and discovered there was no pan flashing at all. Normally this may not be critical, but with no overhang this enabled the water to enter the wall.

We re-verticalized the containment lip, and formed a lead flashing to repair the skylight leaks.