November 9, 2006 Site Report
May 22, 2017February 25, 2011 Roof Report
May 22, 2017
1. The torch on membrane roof in the NE corner is the newest roof system on the property. It is installed according to today’s accepted standards and should continue to perform waterproofing services for at least 15 more years. Estimated current age is less than 5 years old. Maintenance requirements include regular drain cleaning and caulking inspections of the gum lip wall flashings.
2. A small tar and gravel roof is found over the north side entranceway. A wood gutter provides drainage. This roof is estimated to be near 20 years old and at the end of its expected life cycle, however the priority to replace it is minimized by the fact that it is merely protecting an exterior door pad area.
3. A rear roof top deck exists over the garage area. A full inspection is not practicable as the deck boards provide little allowance for visuals. This wooden rooftop deck structure is beneficial to the membrane in that it provides protection from both harmful UV rays and deteriorating weather elements. The perimeter railing is screw fastened through the flashing and may cause issue with the waterproofing membrane below. The membrane is determined to be asphaltic from a visual inspection at the scupper drain. It is estimated this membrane is nearing the end of its life cycle.
3. A rear roof top deck exists over the garage area. A full inspection is not practicable as the deck boards provide little allowance for visuals. This wooden rooftop deck structure is beneficial to the membrane in that it provides protection from both harmful UV rays and deteriorating weather elements. The perimeter railing is screw fastened through the flashing and may cause issue with the waterproofing membrane below. The membrane is determined to be asphaltic from a visual inspection at the scupper drain. It is estimated this membrane is nearing the end of its life
4. The organic shingles are approximately 13-15 years old and nearing the end of their lifecycle. Past repairs are evident. This roof should be replaced shortly if a leak free existence is expected. The exterior or top layer of shingles is not the only roof system installed on the sloped roof portion of the property. There are underlying shingle layers below this one. This fact affects the natural need, and beneficial feature, of a smooth roof surface. Protrusions are also not properly waterproofed when an “overtop” application has occurred.
Customer:
Project Completed: n/a
Type of Roof: asphalt shingle
Materials: n/a
Location: Vancouver, BC
Roof Analysis:The house’s primary steep pitch waterproofing is an organic Interlock asphaltic shingle. Other flat roof systems include a modified asphalt SBS (Styrene Butadiene Styrene) granular membrane roof, a built up tar and gravel roof and an unspecified asphaltic membrane roof system. The quantity or components of the existing and underlying systems have not been determined by a test cut. The roof deck is wood throughout. Cap flashing is consistent and appears to be installed appropriately. Ventilation is lacking.
Issues of note:
See photos above
Summary and Recommendations:
The only truly acceptable roof system is that of the SBS membrane in the NE corner. All other roof systems are susceptible to potential leakage due to age.
