Oh my! My husband and I are preparing to sell our home. Built in 1990, approximately 8000 sq. ft. and still has the original roof - architectural/dimensional shingles. We started having some leaking problems on the back side of our home after several violent storms moved through the past couple of years. My husband knew someone who is a roofer, and he submitted his proposal, which we accepted. We did not get any other bids, nor did we educate ourselves about the different options which were available. The roofer submitted his proposal which called for re-roofing the house with architectural shingles. We entered into a contract with him to do the work. He completed the work about three months ago.
Our house is now ready to list - or so we thought. We hired a home inspector to come out and inspect our house - a whole home inspection, including termite and radon inspections - the inspection cost $1500.00.
The home inspector said we had a lovely home, with one big problem and a couple of small problems. Well, the one big problem is our lovely new roof. Here is what the home inspector said:
ROOF COVER
ROOF ACCESS: Walked on roof, Viewed from ground with binoculars.
ROOF TYPE: Gable, Flat/Low pitch, Conical.
ROOF COVERING MATERIALS: Composition shingles.
ROOF COVERING CONDITION: Roof cover materials are in satisfactory condition. The following
defects were viewed - architectural shingles are installed over
architectural shingles. This is against the manufacture installation
requirements & may void the warranty of the roof materials.
Recommend further evaluation by a qualified Roofing Contractor.
Exposed nails heads are improperly sealed or not sealed at all.
Improper installation is found at the ridge. A qualified roofing
contractor should be called to make repairs & corrections as needed.
and
SIDEWALL FLASHINGS
FLASHING MATERIAL TYPES: Metal.
FLASHING CONDITION: The following defects were viewed - Improper installation at the
dormers is present. Exposed nail heads are not sealed. A qualified
roofing contractor should be called repairs and corrections as
needed.
There were numerous incidents of exposed nail heads on the roof and on the flashing material all around the roof.
The inspector came to our home on Saturday, and he told us of the roof problems.
We had an extra package of shingles, and we read the installation instructions, along with viewing the PDF installation instruction for Oakridge shingles. We also read the warranty information for Oakridge shingles. We could not call the Owens Corning hot line until this morning (because of the national holiday on Monday).
The installation instructions clearly state that the material must be put down on a flat surface.
The warranty information states that the warranty is void if the shingles are not put down according to the directions.
The Owens Corning rep said that dimensional shingles can not be put down over dimensional shingles. Period. Dimensional shingles = architectural shingles. I asked him to send a letter stating that. I rec'd this letter in response:
"Re: Re-Roofing Laminate Shingle Over Laminate Shingle
The Owens Corning Warranty for Roofing Shingles covers issues of the shingles from the manufacturing process. If a shingle fails because of application, acts of God or anything else listed in the “What is not Covered” section of the Warranty, the Warranty will not be honored.
If local building code allows for nail-overs, Owens Corning does not restrict the type of shingle that can be nailed over. We recommend only nailing over shingles that lay flat and have sufficient decking to allow for a second layer of roofing.
When nailing over Laminate shingles please note that the shingles may be affected by the uneven cutouts of the shingles they are being applied over. Additional notes include using longer nails to still achieve ¾” penetration to the deck, and that nesting the courses typically provides a better looking finished product.
For additional questions, please contact me at......"
Note that the letter does not state in black and white - "Do not apply dimensional shingles over dimensional shingles."
We called our roofer tonight, and he said that he applies dimensional shingles over dimensional shingles all of the time.
Any thoughts, comments, would be appreciated.
Thank you for your time!
Our house is now ready to list - or so we thought. We hired a home inspector to come out and inspect our house - a whole home inspection, including termite and radon inspections - the inspection cost $1500.00.
The home inspector said we had a lovely home, with one big problem and a couple of small problems. Well, the one big problem is our lovely new roof. Here is what the home inspector said:
ROOF COVER
ROOF ACCESS: Walked on roof, Viewed from ground with binoculars.
ROOF TYPE: Gable, Flat/Low pitch, Conical.
ROOF COVERING MATERIALS: Composition shingles.
ROOF COVERING CONDITION: Roof cover materials are in satisfactory condition. The following
defects were viewed - architectural shingles are installed over
architectural shingles. This is against the manufacture installation
requirements & may void the warranty of the roof materials.
Recommend further evaluation by a qualified Roofing Contractor.
Exposed nails heads are improperly sealed or not sealed at all.
Improper installation is found at the ridge. A qualified roofing
contractor should be called to make repairs & corrections as needed.
and
SIDEWALL FLASHINGS
FLASHING MATERIAL TYPES: Metal.
FLASHING CONDITION: The following defects were viewed - Improper installation at the
dormers is present. Exposed nail heads are not sealed. A qualified
roofing contractor should be called repairs and corrections as
needed.
There were numerous incidents of exposed nail heads on the roof and on the flashing material all around the roof.
The inspector came to our home on Saturday, and he told us of the roof problems.
We had an extra package of shingles, and we read the installation instructions, along with viewing the PDF installation instruction for Oakridge shingles. We also read the warranty information for Oakridge shingles. We could not call the Owens Corning hot line until this morning (because of the national holiday on Monday).
The installation instructions clearly state that the material must be put down on a flat surface.
The warranty information states that the warranty is void if the shingles are not put down according to the directions.
The Owens Corning rep said that dimensional shingles can not be put down over dimensional shingles. Period. Dimensional shingles = architectural shingles. I asked him to send a letter stating that. I rec'd this letter in response:
"Re: Re-Roofing Laminate Shingle Over Laminate Shingle
The Owens Corning Warranty for Roofing Shingles covers issues of the shingles from the manufacturing process. If a shingle fails because of application, acts of God or anything else listed in the “What is not Covered” section of the Warranty, the Warranty will not be honored.
If local building code allows for nail-overs, Owens Corning does not restrict the type of shingle that can be nailed over. We recommend only nailing over shingles that lay flat and have sufficient decking to allow for a second layer of roofing.
When nailing over Laminate shingles please note that the shingles may be affected by the uneven cutouts of the shingles they are being applied over. Additional notes include using longer nails to still achieve ¾” penetration to the deck, and that nesting the courses typically provides a better looking finished product.
For additional questions, please contact me at......"
Note that the letter does not state in black and white - "Do not apply dimensional shingles over dimensional shingles."
We called our roofer tonight, and he said that he applies dimensional shingles over dimensional shingles all of the time.
Any thoughts, comments, would be appreciated.
Thank you for your time!