Roofing and Maintenance

Roofs play a key role in protecting building occupants and interiors from outside weather conditions, primarily moisture. The roof, insulation, and ventilation must all work together to keep the building free of moisture. Roofs also provide protection from the sun. In fact, if designed correctly, roof overhangs can protect the buildings exterior walls from moisture and sun. The concerns regarding moisture, standing water, durability and appearance are different, reflected in the choices of roofing materials.

Maintaining Your Roof

Homeowner maintenance includes cleaning the leaves and debris from the roof's valleys and gutters. Debris in the valleys can cause water to wick under the shingles and cause damage to the interior of the roof. Clogged rain gutters can cause water to flow back under the shingles on the eaves and cause damage. Whatever the roofing material may be including composition shingle, wood shake, tile or metal. The best way to preserve your roof is to stay off it. Also, seasonal changes in the weather are usually the most destructive forces.

There are two types of roofs—flat and pitched (sloped). Most commercial, industrial, and apartment buildings have flat or slightly sloping roofs. Most houses have pitched roofs. Some roofers work on both types; others specialize. Most flat roofs are covered with several layers of materials. Roofers first put a layer of insulation on the roof deck. Over the insulation, they then spread a coat of molten bitumen, a tarlike substance. Next, they install partially overlapping layers of roofing felt, a fabric saturated in bitumen, over the surface. Roofers use a mop to spread hot bitumen over the surface and under the next layer. This seals the seams and makes the surface watertight. Roofers repeat these steps to build up the desired number of layers, called “plies”. The top layer either is glazed to make a smooth finish or has gravel embedded in the hot bitumen to create a rough surface. An increasing number of flat roofs are covered with a single-ply membrane of waterproof rubber or thermoplastic compounds. Roofers roll these sheets over the roof's insulation and seal the seams. Adhesive, mechanical fasteners, or stone ballast hold the sheets in place. The building must be of sufficient strength to hold the ballast.

Most residential roofs are covered with shingles. To apply shingles, roofers first lay, cut, and tack 3-foot strips of roofing felt lengthwise over the entire roof. Then, starting at the bottom edge, they staple or nail overlapping rows of shingles to the roof. Workers measure and cut the felt and shingles to fit intersecting roof surfaces and to fit around vent pipes and chimneys. Wherever two roof surfaces intersect, or shingles reach a vent pipe or chimney, roofers cement or nail flashing-strips of metal or shingle over the joints to make them watertight. Finally, roofers cover exposed nail heads with roofing cement or caulking to prevent water leakage. Roofers who use tile, metal shingles, or shakes follow a similar process. Some roofers also waterproof and damp proof masonry and concrete walls and floors. To prepare surfaces for waterproofing, they hammer and chisel away rough spots, or remove them with a rubbing brick, before applying a coat of liquid waterproofing compound. They also may paint or spray surfaces with a waterproofing material, or attach waterproofing membrane to surfaces. When damp proofing, they usually spray a bitumen-based coating on interior or exterior surfaces.

A number of roofing materials are available...

Asphalt

Asphalt is the most commonly used roofing material. Asphalt products include shingles, roll-roofing, built-up roofing, and modified bitumen membranes. Asphalt shingles are typically the most common and economical choice for residential roofing. They come in a variety of colors, shapes, and textures. There are four different types: strip, laminated, interlocking, and large individual shingles. Laminated shingles consist of more than one layer of tabs to provide extra thickness. Interlocking shingles are used to provide greater wind resistance. And large individual shingles generally come in rectangular and hexagonal shapes. Roll-roofing products are generally used in residential applications, mostly for underlayment's and flashings. They come in four different types of material: smooth-surfaced, saturated felt, specialty-eaves flashings, and mineral-surfaced. Only mineral surfaced is used alone as a primary roof covering for small buildings like sheds. Smooth-surfaced products are used primarily as flashing to seal the roof at intersections and protrusions, and for providing extra deck protection at the roof's eaves and valleys. Saturated felt is used as an underlayment between the roof deck and the roofing material. Specialty-eaves flashings are typically used in climates where ice dams and water backups are common. Built-up roofing (or BUR) is the most popular choice of roofing used on commercial, industrial and institutional buildings. BUR is used on flat or low-sloped roofs and consists of multiple layers of bitumen and ply sheets. Components of a BUR system include the roof deck, a vapor retarder, insulation, membrane and surfacing material. A modified bitumen membrane assembly consists of continuous plies of saturated felts, coated felts, fabrics or mats between which alternate layers of bitumen are applied, either surfaced or unsurfaced. Factory surfacing, if applied, includes mineral granules, slag, aluminum or copper. The bitumen determines the membrane's physical characteristics and provides primary waterproofing protection, while the reinforcement adds strength, puncture resistance and overall system integrity.

Metal

Most metal roofing products consist of steel or aluminum, although some consist of copper and other metals. Steel is invariably galvanized by the application of zinc or zinc/aluminum coating, which greatly reduces the rate of corrosion. Metal roofing is available as traditional seam and batten, tiles, shingles, and shakes.

Products also come in a variety of styles and colors. Metal roofs with solid sheathing control noise from rain, hail, and bad weather just as well as any other roofing material. Metal roofing can also help eliminate ice damming at the eves. And in wildfire-prone areas, metal roofing helps protect buildings from fire should burning embers land on the roof. Metal roofing costs more than asphalt, but it typically lasts 2 to 3 times longer than asphalt or wood shingles.

Wood

Wood shakes offer a natural look with a lot of character. Because of variations like color, width, thickness, or cut of the wood, no two shake roofs will ever be the same. Wood offers some energy benefits, too. It helps to insulate the attic, and it allows the house to breathe, circulating air through the small openings under the felt rows on which wooden shingles are laid. A wood shake roof, however, demands proper maintenance and repair, or it will not last as long as other products. Mold, rot, and insects can be a problem. The life cycle cost of a shake roof may be high, and old shakes can't be recycled. Most wood shakes are unrated by fire safety codes. Many use wipe or spray-on fire retardants, which offer less protection and are only effective for a few years. Some pressure-treated shakes are impregnated with fire retardant and meet national fire safety standards. Installing wood shakes is more complicated than roofing with composite shingles, and the quality of the finished roof depends on the experience of the contractor as well as the caliber of the shakes you use. The best shakes come from the heartwood of large old cedar trees, which are difficult to find. Some contractors maintain that shakes made from the outer wood of smaller cedars, the usual source today, are less uniform, more subject to twisting and warping, and don't last as long.

Concrete and Tile

Concrete tiles are made of extruded concrete that is colored. Traditional roofing tiles are made from clay. Concrete and clay tile roofing systems are durable, aesthetically appealing, and low in maintenance. They also provide energy savings and are environmentally friendly. Although material and installation costs are higher for concrete and clay tile roofs, when evaluated on a price versus performance basis, they may out perform other roofing materials. Tile adorns the roofs of many historic buildings as well as modern structures. In fact, because of its extreme durability, longevity, and safety, roof tile is the most prevalent roofing material in the world. Tested over centuries, roof tile can successfully withstand the most extreme weather conditions including hail, high wind, earthquakes, scorching heat, and harsh freeze-thaw cycles. Concrete and clay roof tiles also have unconditional Class A fire ratings, which means that, when installed according to building code, roof tile is non-combustible and maintains that quality throughout its lifetime. In recent years, manufacturers have developed new water-shedding techniques and, for high-wind situations, new adhesives and mechanical fasteners. Because the ultimate longevity of a tile roof also depends on the quality of the sub-roof, roof tile manufacturers are also working to improve flashings and other aspects of the underlayment system. Under normal circumstances, properly installed tile roofs are virtually maintenance free. Unlike other roofing materials, roof tiles actually become stronger over time. Because of roof tile's superior quality and minimal maintenance requirements, most roof tile manufacturers offer warranties that range from 50 years to the lifetime of the structure.

Concrete and clay tile roofing systems are also energy efficient, helping to maintain livable interior temperatures (in both cold and warm climates) at a lower cost than other roofing systems. Because of the thermal capacity of roof tiles and the ventilated air space that their placement on the roof surface creates, a tile roof can lower air conditioning costs in hotter climates and produce more constant temperatures in colder regions, which can reduce potential ice accumulation. Tile roofing systems are made from naturally occurring materials and can be easily recycled into new tiles or other useful products. They are produced without the use of chemical preservatives, and do not deplete limited natural resources.

Single-Ply

Single-ply membranes are flexible sheets of compounded synthetic materials that are manufactured in a factory. There are three types of membranes: thermosets, thermoplastics, and modified bitumens. These materials provide strength, flexibility, and long-lasting durability. The advantages of pre-fabricated sheets are the consistency of the product quality, the versatility in their attachment methods, and therefore, their broader applicability. They are inherently flexible, used in a variety of attachment systems, and compounded for long lasting durability and watertight integrity for years of roof life. Thermoset membranes are compounded from rubber polymers. The most commonly used polymer is EPDM (often referred to as "rubber roofing"). Thermoset membranes make successful roofing materials because they can withstand the potentially damaging effects of sunlight and most common chemicals generally found on roofs. The easiest way to identify a thermoset membrane is by its seams, it requires the use of adhesive, either liquid or tape, to form a watertight seal at the overlaps. Thermoplastic membranes are based on plastic polymers. The most common thermoplastic is PVC (polyvinyl chloride) which has been made flexible through the inclusion of certain ingredients called plasticizers. Thermoplastic membranes are identified by seams that are formed using either heat or chemical welding. These seams are as strong or stronger than the membrane itself. Most thermoplastic membranes are manufactured to include a reinforcement layer, usually polyester or fiberglass, which provides increased strength and dimensional stability. Modified bitumen membranes are hybrids that incorporate the high tech formulation and prefabrication advantages of single-ply with some of the traditional installation techniques used in built-up roofing. These materials are factory-fabricated layers of asphalt, "modified" using a rubber or plastic ingredient for increased flexibility, and combined with reinforcement for added strength and stability.

There are two primary modifiers used today: APP (atactic polypropylene) and SBS (styrene butadiene styrene). The type of modifier used may determine the method of sheet installation. Some are mopped down using hot asphalt and some use torches to melt the asphalt so that it flows onto the substrate. The seams are sealed by the same technique.

Are You at Risk?

If you aren't sure whether your house is at risk from natural disasters, check with your local fire marshal, building official, city engineer, or planning and zoning administrator. They can tell you whether you are in a hazard area. Also, they usually can tell you how to protect yourself and your house and property from damage. Protection can involve a variety of changes to your house and property, changes that can vary in complexity and cost. You may be able to make some types of changes yourself. But complicated or large-scale changes and those that affect the structure of your house or its electrical wiring and plumbing should be carried out only by a professional contractor licensed to work in your state, county, or city. One example is fire protection, by replacing flammable roofing materials with fire-resistant materials. This is something that most homeowners would probably hire a contractor to do.

Replacing Your Roof

The age of your roof is usually the major factor in determining when to replace it. Most roofs last many years if properly installed and often can be repaired rather than replaced. An isolated leak usually can be repaired. The average life expectancy of a typical residential roof is 15 to 20 years. Water damage to a home's interior or overhangs is commonly caused by leaks from a single weathered portion of the roof, poorly installed flashing, or from around chimneys and skylights. These problems do not necessarily mean you need a new roof.

Fire-Resistant Materials

Some roofing materials, including asphalt shingles and especially wood shakes, are less resistant to fire than others. When wildfires and brush fires spread to houses, it is often because burning branches, leaves, and other debris buoyed by the heated air and carried by the wind fall on roofs. If the roof of your house is covered with wood or asphalt shingles, you should consider replacing them with fire-resistant materials. You can replace your existing roofing materials with slate, terra cotta or other types of tile, or standing-seam metal roofing. Replacing roofing materials is difficult and dangerous work. Unless you are skilled in roofing and have all the necessary tools and equipment, you will probably want to hire a roofing contractor to do the work. Also a roofing contractor can advise you on the relative advantages and disadvantages of various fire-resistant roofing materials.

Hiring a Licensed Contractor

One of the best ways to select a roofing contractor is to ask friends or relatives for recommendations. You may also contact a professional roofers association for referrals. Professional associations have stringent guidelines for their members to follow. The roofers association in your area will provide you with a list of available contractors. Follow these guidelines when selecting a contractor...

• Get three references and review past work
• Get at least three bids.
• Get a written contract and don't sign anything until you completely understand the terms.
• Pay 10 percent down or $1,000 whichever is less.
• Don't let payments get ahead of the work.
• Don't pay cash.
• Don't make final payment until you're satisfied with the job.
• Don't rush into repairs or be pressured into making an immediate decision

You've Chosen the Contractor... What About the Contract?

Make sure everything is in writing. The contract is one of the best ways to prevent problems before you begin. The contract protects you and the contractor by including everything you have both agreed upon. Get all promises in writing and spell out exactly what the contractor will and will not do.

...and Permits?

Your contract should call for all work to be performed in accordance with all applicable building codes. The building codes set minimum safety standards for construction. Generally, a building permit is required whenever structural work is involved. The contractor should obtain all necessary building permits. If this is not specified in the contract, you may be held legally responsible for failure to obtain the required permit. The building department will inspect your roof when the project has reached a certain stage and again when the roof is completed.

...and Insurance?

Make sure the contractor carries worker's compensation insurance and general liability insurance in case of accidents on the job. Ask to have copies of these policies for your job file. You should protect yourself from mechanics' lien against your home in the event the contractor does no pay subcontractors or material suppliers. You may be able to protect yourself by having a release of lien clause in your contract. A release of lien clause requires the contractor, subcontractors and suppliers to furnish a certificate of waiver of lien. If you are financing your project, the bank or lending institution may require that the contractor, subcontractors and suppliers verify that they have been paid, before releasing funds for subsequent phases of the project. A leaky roof can damage ceilings, walls, and furnishings. To protect buildings and their contents from water damage, roofers repair and install roofs made of tar or asphalt and gravel; rubber or thermoplastic; metal; or shingles made of asphalt, slate, fiberglass, wood, tile, or other material. Roofers also may waterproof foundation walls and floors.

Keep these points in mind if you plan to have your existing roofing materials replaced:

• Tile, metal, and slate are more expensive roofing materials, but if you need to replace your roofing anyway, it may be worthwhile to pay a little more for the added protection these materials provide.
• Slate and tile can be much heavier than asphalt shingles or wood shingles. If you are considering switching to one of these heavier coverings, your roofing contractor should determine whether the framing of your roof is strong enough to support them.
• Where snow loads are a problem, consider switching to a modern standing-seam metal roof, which will usually shed snow efficiently.

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ASHI HOME INSPECTOR NEW JERSEY NJ Home Inspection FOR BERGEN COUNTY WITH THE ZIP CODE ADVANTAGE 1 HOME INSPECTION DIRECTORY-IN BERGEN COUNTY NEW JERSEY - ALPINE 07620 BERGENFIELD 07621 BOGOTA 07603 CARLSTADT 07072 CLIFFSIDE PARK 07010 CRESSKILL 07626 DEMAREST 07627 DUMONT 07628 - EAST RUTHERFORD 07073 EDGEWATER 07020 ELMWOOD PARK 07407 ENGLEWOOD 07631 ENGLEWOOD CLIFFS 07632 FAIRLAWN 07410 FORT LEE 07024 GARFIELD 07026 GLEN ROCK 07452 HACKENSACK HASBROUCK HEIGHTS 07604 - HAWORTH 07506 LEONIA 07605 LITTLE FERRY 07643 LODI 07644 LYNDHURST 07071 MAYWOOD 07607 - MOONACHIE 07074 NEW MELFORD 07646 NORTH ARLINGTON 07031 ORADELL 07649 PALLISADES PARK 07650 PARAMUS 07652 RIDGEFIELD 07657 - RIDGEFIELD PARK 07660 RIVER EDGE 07661 ROCHELLE PARK 07662 RUTHERFORD 07070 SOUTH HACKENSACK 07606 TEANECK 07666 TENAFLY 07670 TETERBORO 07608 WALLINGTON 07057 WOOD RIDGE 07075 HOME INSPECTIONS CONDUCTED BY A NEW JERSEY STATE LICENSED HOME INSPECTOR.
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HOME INSPECTOR NJ Home Inspection FOR ESSEX COUNTY WITH THE ZIP CODE IN ESSEX COUNTY NEW JERSEY - BELLEVILLE 07109 BLOOMFIELD 07003 CALDWELL CEDAR GROVE 07009 ESSEX FELLS 07021 HOME INSPECTOR NJ FAIRFIELD 07004 GLEN RIDGE 07028 IRVINGTON 07111 LIVINGSTON 07039 NJ MAPLEWOOD 07040 MILLBURN 07041 MONTCLAIR 07042 NORTH CALDWELL 07006 NUTLEY 07110 ORANGE 07050 ROSELAND 07068 SOUTH ORANGE 07079 VERONA 07044 WEST CALDWELL 07006 WEST ORANGE 07052 NJ HOME INSPECTOR
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CERTIFIED HOME INSPECTOR NJ Home Inspection FOR HUNTERDON COUNTY WITH THE ZIP CODE IN HUNTERDON COUNTY NEW JERSEY NJ ALEXANDRIA 08848 BETHLEHEM 08802 BLOOMSBURY 08804 CALIFON 07830 CLINTON 08809 CLINTON TWP 08801 FLEMINGTON 08822 FRANKLIN TWP 08868 FRENCHTOWN 08825 GLEN GARDNER 08826 HOME HAMPTON 08827 HIGH BRIDGE 08829 HOME INSPECTOR NJ HOLLAND 08848 KINGWOOD 08559 LAMBERTVILLE 08530 LEBANON BORO 08833 LEBANON TWP 08826 MILFORD 08848 RARITAN TWP 08822 READINGTON 08801 08870 08889 STOCKTON 08559 TEWKSBURY 08858 UNION TWP 08860 HOME INSPECTOR NJ WEST AMWELL 08530
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ASHI HOME INSPECTOR NEW JERSEY NJ Home Inspection FOR MIDDLESEX COUNTY WITH THE ZIP CODE IN MIDDLESEX COUNTY NEW JERSEY NJ- AVENEL 07001 BONHAMTOWN 08837 CARTERET 07008 CLIFFWOOD 07721 COLONIA 07067 CRANBURY 08512 DAYTON 08810 HOME INSPECTOR NJ DUNELLEN 08812 EAST BRUNSWICK 08816 EDISON 08817 08837 08820 ENGLISHTOWN 07726 FORDS 08863 HELMETTA 08828 HIGHLAND PARK 08904 HOME HIGHTSTOWN 08520 ISELIN 08830 HOME INSPECTOR NJ JAMESBURG 08831 KEASBEY 08832 KENDALL PARK 08824 KINGSTON 08828 HOME INSPECTOR NJ MATAWAN 07747 MENLO PARK 08837 METUCHEN 08840 MIDDLESEX 08846 MILLTOWN 08850 MONMOUTH JUNCTION 08852 MONROE 08831 NJ NEW BRUNSWICK 08901 NORTH BRUNSWICK 08902 HOME INSPECTOR NJ OLD BRIDGE 08857 PARLIN 08859 PERTH AMBOY 08861 PISCATAWAY PISCATAWAYTOWN 08817 PLAINSBORO 08536 PORT READING 07064 PRINCETON 08540 SAYREVILLE 08871 08872 SEWAREN 07077 SOUTH AMBOY 08878 08879 SOUTH BRUNSWICK 08852 HOME SOUTH PLAINFIELD 07080 SOUTH RIVER 08882 HOME INSPECTOR NJ SPOTSWOOD 08884 WOODBRIDGE 07095 NJ
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NJ HOME INSPECTOR HOME INSPECTOR NJ Home Inspection FOR MERCER COUNTY WITH THE ZIP CODE IN MERCER COUNTY NEW JERSEY NJ - EAST WINDSOR 08520 EWING 08628 HAMILTON 08650 HIGHTSTOWN 08520 HOPEWELL 08525 LAWRENCE 08648 HOME INSPECTOR NJ PENNINGTON 08534 PRINCETON 08542 08540 NEW JERSEY WASHINGTON 08691 HOME INSPECTOR NJ WEST WINDSOR 08550
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NEW JERSEY HOME INSPECTOR NJ Home Inspection NEW JERSEY HOME INSPECTOR FOR MONMOUTH COUNTY WITH THE ZIP CODE IN MONMOUTH COUNTY NEW JERSEY NJ - ABERDEEN 07747 ALLENHURST 07711 ALLENTOWN 08501 ASBURY PARK 07712 HOME INSPECTOR NJ ATLANTIC HIGHLANDS 07716 HOME INSPECTOR NJ AVON 07717 BELMAR 07719 BRADLEY BEACH 07720 BRIELLE 08730 COLTS NECK 07720 DEAL 07723 EATONTOWN 07724 ENGLISHTOWN 07726 FAIR HAVEN 07704 HOME INSPECTOR NJ FARMINGDALE 07727 FREEHOLD BORO 07728 FREEHOLD TWP 07728 HIGHLANDS 07748 HOLMDEL 07733 HOWELL 07731 INTERLAKEN 07712 KEANSBURG 07734 KEYPORT 07735 LITTLE SILVER 07739 07701 HOME INSPECTOR NJ LONG BRANCH 07740 MANASQUAN 08736 MARLBORO 07746 MATAWAN 07747 NEW JERSEY MIDDLETOWN 07748 MILLSTONE 07726 HOME INSPECTOR NJ MONMOUTH BEACH 07750 NEPTUNE CITY 07753 NEPTUNE TWP 07753 OCEAN 07755 OCEANPORT 07757 RED BANK 07701 ROOSEVELT 08555 RUMSON 07760 SEA BRIGHT 07760 SEA GIRT 08750 SHEWSBURY BORO 07702 SHREWSBURY TWP 07702 SOUTH BELMAR 07719 SPRING LAKE 07762 SPRING LAKE HEIGHTS 07762 TINTON FALLS 07724 CERTIFIED UNION BEACH 07735 UPPER FREEHOLD TWP 08514 WALL TWP 07719 WEST LONG BRANCH 07764
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CERTIFIED HOME INSPECTOR NJ Home Inspection FOR MORRIS COUNTY WITH THE ZIP CODE IN MORRIS COUNTY NEW JERSEY NJ - BOONTON TOWN 07005 BOONTON TWP 07005 BUTLER 07405 CHATHAM BORO 07928 CHATHAM TWP 07928 CHESTER BORO 07930 CHESTER TWP 07930 DENVILLE 07834 DOVER 07801 EAST HANOVER 07936 FLORHAM PARK 07932 HOME INSPECTOR NJ HANOVER TWP 07936 HARDING 07940 JEFFERSON 07438 KINNELON 07405 LINCOLN PARK 07035 LONG HILL 07928 MADISON 07940 MENDHAM 07945 MINE HILL 07803 HOME INSPECTION MONTVILLE 07045 MORRIS PLAINS 07950 MORRIS TWP 07960 MORRISTOWN 07960 MOUNT ARLINGTON 07856 MOUNT OLIVE 07828 PARSIPPANY 07054 TROY HILLS 07054 HOME INSPECTOR NJ PEQUANNOCK 07444 RANDOLPH 07869 RIVERDALE 07457 ROCKAWAY BORO 07866 ROCKAWAY TWP 07866 ROXBURY 07876 VICTORY GARDENS BORO 07801 WASHINGTON TWP 07853 WHARTON BORO 07885
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ASHI HOME INSPECTOR NEW JERSEY NJ Home Inspection FOR WARREN COUNTY WITH THE ZIP CODE IN WARREN COUNTY NEW JERSEY NJ - ALLAMUCHY TWP 07820 ALPHA 08865 ASBURY 08802 BELVIVIDERE TWP 07823 BLAIRSTOWN 07825 BROADWAY 08808 BUTTZVILLE 07829 COLUMBIA 07832 DELAWARE 07833 GREAT MEADOWS 07838 GREENWICH TWP 08323 HACKEETSTOWN 07840 HOPE 07844 JOHNSONBURG 07846 MOUTAIN LAKE 07046 OXFORD 07863 PHILIPSBURG 08865 PORT MURRAY 07865 STEWARTSVILLE 08886 VIENNA 07880
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