The truth about roofs
You can’t have too many roofs in your inventory without dealing with leaks. If rehabbed, EXPECT to find ceiling stains, the telltale sign of a leaky ceiling, on almost every project. I think projects with no signs of past or present leaks are the exception to the norm!
Sometimes the shingles will just need to be replaced. There’s no way to avoid it. Curled shingles and numerous leaks are a good indication that it would be cheaper to replace the roof than to repair it. Just factor that into repairs and accept it. It’s one thing you won’t have to worry about if you keep the property, and it increases in value if you keep it or sell it at retail after rehab.
If the shingles still have some life, but there is a leak to repair, finding the actual source of the problem may take several tries. It can become quite aggravating as you sometimes try and fail to fix a leaky roof. Naturally, you want to try to fix this without calling in an expensive professional roofer. Sometimes you can, sometimes you can’t. Here are some tips for diagnosing roof leaks.
– I find that in the course of a rehabilitation, it is always “good” to have a prolonged period of heavy rain. That way, each and every leak becomes apparent. If you have a property that is not occupied or is not being actively rehabilitated after a period of prolonged rainfall, visit and check for signs of leaks. If you can get by while it’s still raining, that’s the best time to investigate leaks from inside the attic.
– Get a mini flashlight that goes in a small belt holster and make it part of your normal clothing. You’ll use it all the time…for more than just looking in attics! It is ideal for plumbing, under cabinets, etc. Make it part of the “uniform”.
– The garden hose – friend of a rehabilitator. On a recent project of mine, the ceiling was relatively new, but I had a stain on the ceiling in the kitchen. We figured it was all fixed in two tries, so we patched the ceiling, applied a tint block, and textured over the spot. Then the rains came, and the circular and symmetrical spot returned! I’d had enough, so I climbed onto the roof, garden hose in hand, and stationed my handyman in the attic. Within less than a minute of running the hose through the ceiling, we found the tiny hole that was the culprit. A drop of tar below and above the tiles and viola! Problem solved. The small hole caused the water to drip directly onto the ceiling’s drywall, hence the circular stain.
– Watch for spot patterns. The pattern may offer you clues. When you come across a circular ceiling stain, the leak is most likely dripping directly onto the ceiling drywall from above. Put a nail in the center of the stain and go into the attic and look directly over the nail and you might find the problem. If you do this in broad daylight, you may see a spot of light, which should make the repair a bit easier. Even if you do find a hole, I recommend the garden hose trick to see if there are any other problems to fix.
If the stain is small and circular, it usually means that the amount of water is small… lucky you. If the stain region is larger, it can still be an easy fix, especially if it’s a single hole. If enough rain falls on the drywall ceiling, it will pool and soak through. This will make it look like a massive leak, when it could be a single-shingle repair (plus some new drywall on the ceiling). The garden hose trick will quickly tell you if the problem is a single hole or if your roof is like Swiss cheese.
Stains that appear along a line may indicate that water is draining along a joist or joist. Inspect that beam starting at the top for signs of water. The source can be a single hole that sends water down the beam and causes multiple spots to appear in a line.
– Leak isolation. Note the ridge line. When you’re inspecting a property, keep in mind the direction the roof ridge runs as you inspect the interior. If you find a spot on the roof toward the center of the house, near where the ridge is, the source of the water is easier to isolate. The water does not flow up! So the suspicious area extends from roughly the spot area to the ridge line. In many cases, that’s a lot less ceiling to investigate.
On the other hand, when the stains are close to the edges of the ceiling, they are the most difficult to diagnose. Why? The source of the water could be higher on the ceiling than where the stain is. The water could be getting under a shingle near the peak, draining between the shingles and the cape, and finally leaking out at the point where you’re seeing the stain. It’s hard to tell on initial inspection. Go up to the roof and check the joists around that area for signs of water stains? If you are lucky, you will see light and a hole. If you’re not so lucky, it’s time to get on the roof and see what you can find. If you can’t find anything obvious, it’s time to call a roofer… that is, unless you decide to replace the entire roof.
– Valleys are often the culprit when it comes to leaky roofs. I especially find this on properties that have been neglected or unoccupied for long periods of time. Most often, the problem is because leaves have accumulated in the valley. These sheets retain moisture that rots the shingles and the underlying layer over time. Depending on the extent of the rot, the repair can range from replacing the cap and shingles to cleaning the leaves and letting them dry. Watch out for the valleys on your roof and keep them clear!
With a leaky roof, there are no shortcuts. In the long run, it is easier and cheaper to aggressively diagnose the leak problem and look for hidden leaks that have not yet penetrated the ceiling drywall. Don’t assume that once you find a hole in the roof, or a cracked tile, the problem will be fixed. Get that hose out and confirm it! There’s something about climbing up an attic and onto a roof that’s not fun to do again.