Repairs
Roofs are a lot like paved roads. They are made of petroleum-based products that tend to expand and contract, pit, crack, and generally break down over time after years of hot and cold weather. It seems like roads are constantly being patched, and then they are repaved every 4-8 years. Fortunately, roofs get a lot less traffic, and most roofs should last 20 or more years, (assuming they are properly installed and not storm-damaged). Unfortunately, there are components of a roofing system that do not last as long as the shingles.
Even if your roof is only 5-8 years old, you may need to make repairs to certain roof components, particularly:
1) Pipe boots—These surround your "soil pipes" or "sewer exhaust pipes," which are necessary evils if you want your toilets to flush or sinks to drain. Over time, the plastic boots crack and separate from the plumbing pipes creating a place for water to leak into your house. Replacing these boots is the best way to address the problem. Resealing them with roof caulk might get you another year's life, but then you're resealing them again every year.
2) Exposed metal flashing around chimneys and next to walls (brick or sided)---Depending on how the flashing was installed, you can count on resealing exposed flashing every 2-4 years. Again, temperature-activated expansion and contraction tends to separate the metal from the surface it is adhered to, either brick or siding. When this happens, water gets behind the flashing and finds its way into the house. Re-caulking along the flashing edge is the simplest fix for this issue, but you will need to have exposed flashing checked every couple of years.
3) Skylights—If they are installed properly with a flashing kit and leak barrier membrane as an underlayment, you should have long life (15-20 years) with no leaks. But mother nature has a way of breaking down the seal that separates the metal housing of the frame and the skylight glass itself. Water may pool on top of the glass near the housing and potentially freeze and thaw and freeze again. Simply resealing around the glass may get you another year, but eventually the skylight will need to be replaced.
4) Power ventilator fans—Most homeowners aren't aware that these devices are even working, but they are vital to keeping the attic ventilated and the top floor cooler in summer. Conversely, when the motors burn out after 8-10 years, homeowners aren't always aware they are broken. It's wise to check your attic a couple times during Spring and Summer to verify the vents are operating correctly. Also, the outside vent cover should be checked annually. Newer heavy-gauge metal covers usually last a long time, but older models used lighter gauge metal or plastic that eventually cracks and will start leaking.
5) Shingle patches—When individual shingles are damaged from wind or falling objects, but the overall roof condition is good, then patching is a reasonable solution. When a roof gets to be older, 12-15 years old, patching can be problematic. The reason is that with age, shingles become brittle and lose their pliability. The older adjoining shingles must be lifted up in order to slide the new patch shingles in place, and the older shingles are oftentimes creased and damaged due to their brittleness. What starts out as replacing one or two shingles may lead to an unending and unsightly patch job.
6) Valleys--Where two roof planes meet, valleys get a bad rap for leaking over time. If installed properly with leak-barrier underlayment, valleys should remain leak- proof for the entire roof life. Generally leaks start when debris (leaves, twigs, pine straw) accumulates in the valley and causes the shingles to stay wet, shortening their life. Also, debris can act as a dam, causing water to back up in the valley. If this happens, water will find its way to a nail hole and will start leaking through to the roof decking. Moral: a clean valley is a happy valley.
7) Gutters—A great invention to keep water away from one's walls and foundation. But, poorly maintained gutters (not keeping them clean), improperly pitched gutters that hold water, or undersized gutters create many problems that can actually jeopardize one's roof, fascia, and soffit. If you have small trees growing out of your gutters, you probably have fascia, soffit and roof deck rot because your gutters are not draining properly and are holding water. Assure Exteriors offers seamless gutter installation and fascia and soffit repair as a part of the roof replacement process.