Questions and answers about roofing jobs, roof job problems & about how to resolve a disupte between roofing contractor and client - set #4.

This roofing job problem resolution article series gives advice to homeowners who have had an unsatisfactory roof repair or "new roof" installation job on their home. We describe hiring a roof inspector, what information to collect, what to report, and what to do with that information in obtaining satisfaction.

Questions & Answers on How to resolve roofing job problems, defects, disputes

These questions & answers about resolving disputes with roofing contractors were posted originally

at DISPUTE RESOLUTION on ROOF JOB PROBLEMS - be sure to review that advice.

On 2019-04-22 by (mod) -

Gail

I wish I could be more useful on this question but truth be told you need to review the legal and contractual question with your attorney. It's possible you'll simply have to file an affadavit.

On 2019-04-22 by Gail

Unclear if I have a contract. Initially said ok but then did more research and told the roofers and my homeowners insurance that they were not working with me and neither contact the other.

I rescinded within the time limit. There ere 2 instances when the roofer was contacted by my homeowners ins.

Once they called them and once when the roofer called my insurance co. Both roofer and homeowners again told I wasn’t working with them. Got a check with both my name and the roofer in the insurance check

. I never got a quote from the roofing company. What do I do now? Who’s responsible and how do I get their name off my insurance check

On 2018-10-02 by (mod) - should a roofer have put a tarp over my roof ?

Dale

I'm sorry to say that I really can't give a straight answer to a perfectly reasonable question that you have asked because I don't know the condition of your roof nor what Arrangements you had with a roofing contractor.

It is a case that if I were asked to install a roof or repair roof and it was currently leaking and I couldn't get to the job right away, I might offer to install a tarp, though probably not for free.

On 2018-10-02 by DALE ORMAN

should a roofer have put a tarp over my roof to prevent further storm damage if he didn't intend to start the repair job for more than a month?

On 2018-09-28 by (mod) - falling through a ceiling or through a roof

Or someone could have been in the attic and stepped through the ceiling.

On 2018-09-28 by BHN

it’s a rental property so I haven’t seen it in person. I will be there tomorrow morning. I have attached another photo, and it appears that there is debris on top of the ceiling.

Just an FYI, there was previous leak damage from an air handler, but that was about 10 years ago. The previously damage ceiling panel was removed and patched up. the air handler was relocated to the garage floor when the AC unit was replaced about 8-9 years ago.

On 2018-09-28 by (mod) - who is responsible for roof structure or ceilings below damaged during roof installation?

BHN

We need a diagnosis of what happened; for example if the roof structure was overloaded by placing all of the new roofing material in one spot it could have broken framing and damaged the ceiling below.

That would have been an error on the roofer's part.

If the damage is due to rot and leaks from prior roof conditions, that's your responsibility.

On 2018-09-28 by BHN

I am having my roof replaced/ repaired. The project has resulted in the ceiling of my garage to start to slowly fail. Is the roofing contractor responsible for this repair? Or am I the home owner responsible to repair?

On 2018-08-14 23:56:17.028384 by (mod) -

Sounds like the shingles are quite worn, you've lost granules and asphalt so that you are seeing the fiberglass substrate.

If that condition is widespread, It's time to get repair/replacement estimates - before you have leak damage.

On 2018-08-14 15:52:17.190193 by Debbiemclaughlin

My roof is showing wear like silver threads thru the shingles but no signed of leakage any where into the attic at all. It is dry.

On 2018-07-05 11:30:14.099482 by Anonymous

There are no old shingles .It was a complete replacement .The problem is the color .I have a brown and tan brick home. My old shingles were brown and they put gray shingles on telling me it is a match to what I had .It looks awful.

On 2018-07-03 21:49:32.542329 by (mod) -

Ah of course - but if the repaired roof has sections of old shingles abutting new shingles the mis-match should be obvious.

On 2018-07-03 21:41:50.906355 by Anonymous

I will have to try from another device .I can snap a new photo yes but I can't attach the comparison from my original roof. Thanks

On 2018-07-03 by (mod) -

Of course you can always email photos to the editor by using the contact link found at the top or bottom of any of our website pages.

Dis

To post a photo attached to a comment here.

Then open this page.

Type a comnent in the comment box.

Touch the Add Image button below.

At the menu that opens
Touch the camera icon to take a new photo

Snap the photo

Return to this screen- on most phones you can do that by using the go back or return button or you can display the processes or windows open on your phone.

Look under the comments box rectangle. If you don't see your photo file name their next to the comment button then do the following:

Touch add image again

At The Icon or menu choices now displayed on your phone

Touch the "Files" icon on your phone

Youll ser your just taken photo at the top of the image list

( or you could scroll to the folder on your phone that has other images if you want to select one of those, such as your gallery photo image folder)

After you have touched the image icon for the photo you want to attach

Your phone will return to this screen.

You will also see the name name of the file that you just selected now displayed next to the comment button.

Now just touch the comment button.

I used this procedure to attach a roof photo that I just snapped with my camera in writing this explanation for you.
.

On 2018-07-03 by (mod) -

I appreciate your frustration with a problem like this and I would like to see a photo of the roof and question. You can post it to a comment using the add image button.

I would think you could simply send a copy of that photo to the parties involved.

On 2018-07-03 by Disgusted

Roof replacement from hail damage. Received a phone call towards the end of week. The roofing company was ready to install the following week. They said we have a contract but no color specified for the shingles. I told them I had not been shown any samples and had not been able to go look at any as of yet.

I was told that they had the color match to my original shingles. I had told the salesman the brand and color previously as I had built my house in 2004. I said if you have the match then OK.

Well I left during tear off and came home to see the color was not even close. I had a brown roof on a tan and brown brick home and they were installing gray! I called the salesman immediately and told him the shingles were not correct. He told me it was the match .Again I said no it's not.

They were about done for the day at that point. They returned in the morning. The house was not complete yet and garage hadn't been started .I called the office and let them know about the issue and they again told me it was the color match. NO IT IS NOT, NOT EVEN CLOSE I told them again.

I was told they would make some calls and get back to me. I had to leave for work, came home, job was complete .

They finally came out after several more calls and looked at it telling me again it's a match .They want payment and I want my job done correctly with the right color .It looks awful and depreciates the value of my home!!!!

On 2018-06-27 by (mod) -

I don't understand the question.

If in 2018 you had a roof installed, the shingle warranty should date from the time of installation.

Shingle warranties generally read "from the date of installation" not from the date of manufacture. You'll see that in shingle warranty claims forms and in the warranty language. I'll include links to two 2018 GAF shingle warranty documents - as you didn't give the brand and model of your shingles.

Only if you had reason to think that the shingles installed were damaged or defective at the time of installation, for example having been left stored outside exposed to the weather before application to the roof, would one be more worried about their 1or two year age at the time of installation.

See this GAF LIFETIME SHINGLE WARRANTY 2018 https://inspectapedia.com/roof/GAF%20Shingle%20Warranty%202018.pdf

and this GAF SYSTEM PLUS WARRANTY 2018 https://inspectapedia.com/roof/GAF%20System%20Plus%20Warranty.pdf

as examples.

On 2018-06-27 18:24:19.389375 by Anonymous

we had a roof put on and i too picture of the shingles and the pruduct has 2016 and 2017 date this was not declare to us and we though a 25 yr warraanty for your shingle should be the same year. can you tell me if this is right. dont like

On 2018-06-16 by (mod) -

Glad to assist. We also welcome questions, criticism, and content suggestions.

On 2018-06-15 by anonymous

Understood --- sounds like a reasonable approach. Appreciate the guidance and weblink reference -- I have been quickly getting familiar with the advice links on this site – very helpful! Again, thanks much for your prompt and detailed assistance.

On 2018-06-15 by (mod) - Rubber Roof (EPDM) Leak Repairs

Anon

Adding a small rectangle over the fastener without making a cut should be a trivial expense and easily performed. You could do it yourself by

- purchasing or begging a small square foot of EPDM

- reading the instructions on cleaning and priming the patch area and doing that

- using an EPDM adhesive to glue down the patch

- using an EPDM seam sealer to seal the seams of the path

See EPDM ROOF LEAK REPAIRS https://inspectapedia.com/roof/EPDM_Roof_Repair.php

Frankly, I'd expect the roofer to be happy to simply patch over the area but if you find you're wasting time arguing with her, it'd be perhaps easier to do it yourself.

On 2018-06-15 by anonymous

Greatly appreciate your prompt and informative reply.

Thanks for mentioning loose or buckling installation since I hadn’t thought of that, but , fortunately, I haven’t seen any other issues that would lead me to think that will be a problem.

For clarity, the fastener is raised because it was underdriven, not because it “popped up.” The posted photos were taken a day after installation, but going back over photos from during the installation, it is clear (in hindsight) that the fastener is underdriven (and therefore improperly installed). No substrate concerns, this is more a workmanship issue.

I’m with you on “the cure being worse than the disease,” which is why I declined the installer’s proposed fix to cut, tighten, and patch.

My main issue is with the raised fastener eventually puncturing the membrane, which not only reduces the lifespan of the EPDM, but also means I’m on the hook to pay for a patch job earlier than I would expect if the fastener had been installed properly.

Is it reasonable to request the contractor provide written assurance that it will repair any puncture to that spot within a certain period (say, the warranty period of the EPDM, or something along those lines)? Right now, the contract is limited to a “1-year warranty on repairs.” I don’t see this causing a problem in one year or hopefully in 4 or 5 years. But I’m less certain I’ll get the 10 or more years I was hoping to get from a 60-mil EPDM membrane (which is a big reason I went with EPDM over other options.)

Thanks for the warning, but yes, I’m being careful not to step anywhere near the raised fastener, and I try to stay off the membrane as much as possible for those times I’m up there for any maintenance or cleaning. Thanks again!

On 2018-06-15 by (mod) - isolated popped-up fastener below an EPDM roof

Anon:

I appreciate the question and dilemma of a popped-up roof fastener below an EPDM roof.

I agree that over time any protrusion below the EPDM membrane can lead to a leak, particularly if walked-upon.

Even in the best of workmanship these pops can occur, since the roofer cannot necessarily tell when a fastener is not screwing into sound substrate below the insulating fiberboard.

With just a single pop-up I pose that there is not much risk of the entire roof installation coming loose or buckling. If you observed that, it'd be a "do-over" most-likely.

However for an isolated popped-up fastener below an EPDM roof, the cure may be worse than the disease.

The roofer would have to cut out a rectangle or slit big enough to remove the offending popped-up insulation board fastener, then patch the roof.

I prefer to avoid patches in an EPDM roof since every seam becomes a future potential leak point.

I would watch the roof and defer the repair unless I saw the rubber actually stretched to the point of perforating.

Or I might glue down an EPDM 8x8" rectangle over the fastener as insurance, without making any cut in the membrane.

Don't step on it.

Warning about failure at old-to-new EPDM roof seams

Watch out: when connecting, seaming, or lapping a new section of EPDM roof membrane with an older section.

If the older EPDM has to be lifted to permit the new EPDM to under-lap the old - which may be the case if the older EPDM is up-slope from the new, I have found that often when lifting the old EPDM that was fully adhered to a layer of insulation, kraft paper or felt from the insulating board adheres to the underside of the old EPDM.

When that paper or felt-covered EPDM is glued down to the upper surface of the new EPDM repair section the seam looks great at first. But over the course of 1-5 years I often find that such seams fail.

Unless the repair seam was also perfectly sealed with a course of EPDM repair tape, water seeps into the joint and it will fail.

On 2018-06-15 by anonymous

Recently had a leaky EPDM membrane replaced on the low-slope portion of our roof with a single sheet of fully adhered EPDM (60 mil).

Generally pleased with the contractor’s installation except for a single fastener near the middle of the sheet that is clearly underdriven and is noticeably visible as it pushes up into the EPDM from below. The head of the fastener is raised over a quarter of an inch above the height of the fastener (which makes it about 3/8 of an inch above the fiberboard on which the EPDM is secured).

With the head of the fastener pushing up into the EPDM, and with shrinkage that naturally occurs in EPDM over time, I’m concerned about the risk of puncture to the EPDM, and what will likely be a greatly reduced lifespan of an EPDM membrane that might otherwise last a couple decades.

The installer’s proposed solution was to cut the membrane open to properly secure the fastener and then apply a patch. I would rather not resort to a patch on new EPDM and I’m currently waiting for a response from the contractor.

Am I being unreasonable to request corrective action from the roofing contractor? The only warranty on the contract is “one year on repairs.” I’m pretty confident the EPDM will last for at least 2-3 years, but seems unlikely it will last the 10 years that the installer stated was the manufacturer’s warranty.

Photos of the raised screw from 3 perspectives plus one photo giving perspective with four stacked quarters are given above.

On 2018-05-08 by (mod) -

Anon

Use the "Add Image" button to show us some photos of the roof conditions. From your question I have no information that would let me offer anything explicit or specific about your roof condition.

IN essence, if a roof covering is falling off of the building, it would be odd to discover that the roof was correctly installed - unless perhaps something else happened to the home that caused the roof decking, framing, or fasteners to disintegrate.

I'm not sure what county inspectors you had, but it sounds as if those folks are going to avoid accepting any liability for your roof troublers.

You may find help from an independent roof inspector who shows that she is familiar with your type of roofing, construction, and local conditions, or you *might* find a structural or civil engineer with roof expertise.

Don't hire someone unless in conversation they convince you they have the requisite experience and expertise with roof failures. Listen to what the inspector is going to do, where they'll inspect (outside on rooftop, outside from ladder??) inside in the attic, inside even in the basement (if there are wet attic conditions), and how they will provide a written and photo-documented report.

On 2018-05-08 by Anonymous

we purchased a brand new home in 2007

The Escambia County inspected the new roof and the roof passed the inspection. 9 years later the roof is literally sliding off. Our insurance inspected the roof and said the installation was incorrect, thus will not cover the repairs.

We contacted our builder whom referred us to the roofer. Roofer says it was installed correctly and will not do anything. We contacted a new inspector/roofing company (after thorough investigation into credentials),

They said it was installed incorrectly, contacted escambia county inspectors whom are refusing to reinspect the roof saying it was inspected and passed at the time of build and codes change. We need a whole new roof, do we suck it up and pay out of pocket (which we are doing) or is there any other action we can take to get reimbursed?

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Continue reading at RESOLVING ROOF JOB PROBLEMS or select a topic from the closely-related articles below, or see the complete ARTICLE INDEX.

Or see these

Roofing Contractor Articles

• BEST ROOFING PRACTICES
• ROOFING CONTRACTOR CERTIFICATIONS
• ROOFING CONTRACTOR, FIND & CHOOSE
  • STEP 1: FINDING A ROOFER
  • STEP 2: CHOOSING A ROOFING CONTRACTOR
  • STEP 3: CHOOSING ROOF MATERIAL
  • STEP 4: NEGOTIATE ROOFING CONTRACT
  • STEP 5: LETTING THE ROOFER ROOF
  • STEP 6: RESOLVING ROOF JOB PROBLEMS
• DISPUTE RESOLUTION on ROOF JOB PROBLEMS
• ROOF JOB DISPUTE FAQs
• ROOF JOB DISPUTE FAQs-2
• ROOF JOB DISPUTE FAQs-3
• ROOF JOB DISPUTE FAQs-4

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ROOF JOB DISPUTE FAQs-4 at InspectApedia.com - online encyclopedia of building & environmental inspection, testing, diagnosis, repair, & problem prevention advice.

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