Questions and answers about roof shingle failures, roof condition disclosure to buyers, recourse
This article series tells readers how to identify & explain the most-common asphalt roof shingle failures and
how to obtain asphalt roofing shingle failure claims assistance.
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Common asphalt shingle failure factors include
improper storage and handling of the asphalt shingles before installation, improper nailing, improper flashing (which
pertains to any roofing material), and defective asphalt shingle product material leading to thermal splitting,
cracking, blistering, staining, and in some cases curling or cupping shingles.
What are the Types of Failures That Occur on Asphalt Shingle Roofs?
Storm damage from wind and hail occur and need
to be distinguished from defective asphalt shingle product or asphalt shingle installation errors.
Cupping and curling due to age can be distinguished from "fishmouthing" (shown in the photo above) caused by
inadequate attic venting and building moisture.
Readers are also invited contribute roof failure information to the web author for research purposes.
web author for research purposes.
In general, roof "failures" or complaints separate first into these general categories:
Cosmetic roof covering complaints, such as shadow lines, superficial blistering (maybe becomes a wear issue), uneven surfaces, improper randomizing of shingle bundles leading to color patches on the roof. Also see BLISTERS on ASPHALT SHINGLES and see STAIN DIAGNOSIS on ROOFS.
Functional roof covering defects that result in active leaks or an anticipated reduction in the life of the roof shingles compared with the shingle warranty period or shingle life anticipated by the manufacturer. Keep in mind that the life of any roofing product on a particular building is greatly influenced by factors beyond the material itself, such as
Correct roof product installation according to the manufacturer's instructions and roofing industry standards for roof deck preparation, underlayment, placement, nailing, flashing, and even wear from traffic on the roof during and after installation.
Roof slope, color, and orientation to sun and weather
Questions and Answers About Asphalt Roof Shingle Failures
Question: My Cracked Roof Shingles are a Product Defect but No One Told Me When I Was Buying the House
I am having a roofing issue and would love your opinion/suggestions on how to proceed.
I purchased a home in Jan. of 2010. The home was inspected by a licensed inspector prior to the purchase.
I recently had a roofing contractor come out to look at an issue I have with some siding. From the ground, the roofer noticed that the shingles were part of the GAF class action lawsuit from 1999. He got up on the roof and confirmed his suspicions. He also took photos of cracked and damaged shingles.
[Our photo at left of thermal splitting on an asphalt shingle roof is an example but it is not the very roof discussed in this question - DF]
I got some information about the roof from my realtor. The roof was replaced in the early part of 1999 with those GAF shingles. The house was sold in December of 1999.
I'm thinking that the class action/recall information never made it to the new owners or they chose to ignore it. Either way, we have a badly damaged roof, our inspector failed to note any of it, and 11+ years have passed since the class action lawsuit.
I am in the process of trying to file a claim with GAF, but I'm afraid that at best, I'll get a pro-rated amount (obviously just a fraction of an entire new roof).
My question is: do I have any recourse against the previous homeowner? the inspector?
I'm at a loss, so any ideas would be very helpful. Thanks very much - J.M.
Reply: How Do We Decide If a Home Defect Should Have Been (Could have Been) Disclosed?
First, you should obtain an accurate assessment of the roof condition, it's estimated remaining life, and whether or not the damage you report is significant - in writing, by a neutral professional. At CRACKS in FIBERGLASS SHINGLES we discuss asphalt shingle cracking and product failures that indeed were known to be happening around the time you bought the home.
While we still see an occasional asphalt shingle roof with thermal splitting (the cracks in the article we cite above), most of those roofs have been replaced by now.
If when you bought your home in 2010 its roof was covered by asphalt shingles that were 15 years or so old, and more if the shingles were visibly cracked or damaged, the inspector might have warned you that there was little or no reliable roof life remaining, independent of the product failure question.
You might have legal recourse over a home inspection adequacy or an owner or realtor disclosure issue, but that's a legal question to take to an attorney familiar with real estate law.
The attorney will want to review your contracts and any other documents presented at the time you purchased the home.
In our OPINION, IF there was visible evidence of a significant defect or dangerous condition at the time of your home inspection, the inspector should have told you about it.
Watch out: if conditions prevented the home inspector from direct access onto the roof or at least a look from a ladder set against the roof edge, shingle damage, cracks, and splits such as that shown in own photo (above left) could have been difficult or even impossible to spot. Inspecting the roof from the ground, even with good binoculars, can't show all roof damage types and conditions.
And keep in mind that there are good reasons that an inspector is never required to walk on a roof surface, such as accessibility, safety hazards and/or fragile roof conditions.
The asphalt shingle crack shown at left is located in the upper portion of an asphalt roof shingle, visible at the cutout between shingle tabs of the shingle course overlaying the split shingle. This crack would be just about impossible to see without a very careful on-roof inspection.
In our OPINON, if you can show that the prior seller knew about the condition, s/he may have been obligated by real estate fraud law to tell you about it; though in some states the seller can pay a modest fee - in NY it's $500 - in exchange for being allowed to disclaim any representations about the condition of the home at the time of purchase. So particularly when such a disclaimer is going to be made, a thorough home inspection by a competent home inspector, and by one who has absolutely no conflicts of interest, is essential to protect both buyer and seller from a future dispute.
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Additional technical contributors & reference sources for this article are listed below.
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Mark Cramer Inspection Services Mark Cramer, Tampa Florida, Mr. Cramer is a past president of ASHI, the American Society of Home Inspectors and is a Florida home inspector and home inspection educator. (727) 595-4211 mark@BestTampaInspector.com
Hankey and Brown home inspectors, Eden Prairie, MN, technical review by Roger Hankey, prior chairman, Standards Committee, American Society of Home Inspectors - ASHI. 952 829-0044 - hankeyandbrown.com
Arlene Puentes, a licensed home inspector, educator, and building failures researcher in Kingston, NY.
Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair
Our recommended books about building & mechanical systems design, inspection, problem diagnosis, and repair, and about indoor environment and IAQ testing, diagnosis, and cleanup are at the InspectAPedia Bookstore. Also see our Book Reviews - InspectAPedia.
The Home Reference Book - the Encyclopedia of Homes, Carson Dunlop & Associates, Toronto, Ontario, 2010, $69.00 U.S., is available from Carson Dunlop. The Home Reference Book is a bound volume of more than 450 illustrated pages that assist home inspectors and home owners in the inspection and detection of problems on buildings. The text is intended as a reference guide to help building owners operate and maintain their home effectively. InspectAPedia.com ® author/editor Daniel Friedman is a contributing author. Field inspection worksheets are included at the back of the volume.
Architectural elements: the technological revolution: Galvanized iron roof plates and corrugated sheets; cast iron facades, columns, door and window caps, ... (American historical catalog collection), Diana S Waite, available used out of Amazon.
Green Roof Plants: A Resource and Planting Guide, Edmund C. Snodgrass, Lucie L. Snodgrass, Timber Press, Incorporated, 2006, ISBN-10: 0881927872, ISBN-13: 978-0881927870. The text covers moisture needs, heat tolerance, hardiness, bloom color, foliage characteristics, and height of 350 species and cultivars.
Green Roof Construction and Maintenance, Kelley Luckett, McGraw-Hill Professional, 2009, ISBN-10: 007160880X, ISBN-13: 978-0071608800, quoting: Key questions to ask at each stage of the green building process Tested tips and techniques for successful structural design
Construction methods for new and existing buildings
Information on insulation, drainage, detailing, irrigation, and plant selection
Details on optimal soil formulation
Illustrations featuring various stages of construction
Best practices for green roof maintenance
A survey of environmental benefits, including evapo-transpiration, storm-water management, habitat restoration, and improvement of air quality
Tips on the LEED design and certification process
Considerations for assessing return on investment
Color photographs of successfully installed green roofs
Useful checklists, tables, and charts
Problems in Roofing Design, B. Harrison McCampbell, Butterworth Heineman, 1991 ISBN 0-7506-9162-X (available used)
Roofing The Right Way, Steven Bolt, McGraw-Hill Professional; 3rd Ed (1996), ISBN-10: 0070066507, ISBN-13: 978-0070066502
Slate Roofs, National Slate Association, 1926, reprinted 1977
by Vermont Structural Slate Co., Inc., Fair Haven, VT 05743, 802-265-4933/34. (We recommend this book if you can find it. It
has gone in and out of print on occasion.)
Roof Tiling & Slating, a Practical Guide, Kevin Taylor, Crowood Press (2008), ISBN 978-1847970237, If you have never fixed a roof tile or slate before but have wondered how to go about repairing or replacing them, then this is the book for you. Many of the technical books about roof tiling and slating are rather vague and conveniently ignore some of the trickier problems and how they can be resolved. In Roof Tiling and Slating, the author rejects this cautious approach. Kevin Taylor uses both his extensive knowledge of the trade and his ability to explain the subject in easily understandable terms, to demonstrate how to carry out the work safely to a high standard, using tried and tested methods.
This clay roof tile guide considers the various types of tiles, slates, and roofing materials on the market as well as their uses, how to estimate the required quantities, and where to buy them. It also discusses how to check and assess a roof and how to identify and rectify problems; describes how to efficiently "set out" roofs from small, simple jobs to larger and more complicated projects, thus making the work quicker, simpler, and neater; examines the correct and the incorrect ways of installing background materials such as underlay, battens, and valley liners; explains how to install interlocking tiles, plain tiles, and artificial and natural slates; covers both modern and traditional methods and skills, including cutting materials by hand without the assistance of power tools; and provides invaluable guidance on repairs and maintenance issues, and highlights common mistakes and how they can be avoided.
The author, Kevin Taylor, works for the National Federation of Roofing Contractors as a technical manager presenting technical advice and providing education and training for young roofers.
The Slate Roof Bible, Joseph Jenkins, www.jenkinsslate.com,
143 Forest Lane, PO Box 607, Grove City, PA 16127 - 866-641-7141 (We recommend this book).
Solar heating, radiative cooling and thermal movement: Their effects on built-up roofing (United States. National Bureau of Standards. Technical note), William C Cullen, Superintendent of Documents, U.S. Govt. Print. Off (1963), ASIN: B0007FTV2Q
"Weather-Resistive Barriers [copy on file as /interiors/Weather_Resistant_Barriers_DOE.pdf ] - ", how to select and install housewrap and other types of weather resistive barriers, U.S. DOE
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