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Roof Inspection Report Ruth Marquet Res.

2754 Glenway Crt. Westbank BC.

Prepared by Troy Hovey (RRO, HCRI)

Contact Info: Cell- 250-808-9766

Email – ontop@telus.net
Website – www.ontoproofconsulting.com
101-1865 Dilworth Drive Suite 535
Kelowna BC V1Y-9T1

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Attn: Ruth Marquet February 22, 2018

Email: ruth.marquet@jmins.com
Phone: C - 250-826-7706 W – 250-767-2500

Upon request from Ruth Marquet, I have conducted a work in progress roof inspection on the residential
home located at 2754 Glenway Crt.. The purpose of my site inspection was to check all work completed,
observe work in progress, provide direction with any unforeseen circumstances or problem areas and
report on any workmanship deficiencies as they relate to the manufacturer installation requirements and
good roofing practice. The site inspection was completed on Thursday, February 15/18; descriptive photos
have been provided to reference our findings.

Site Observations

Photo 1 Photo 2

Front dormer ridge - Poor nailing on both sides. Front dormer roof - Arrow indicates a fractured ridge
Action Required - Remove ridge caps and shingles as cap, there are other fractured caps at various locations.
necessary, install new valley metal on both sides, 18” Action Required - Locate all fractured caps and replace
pieces are acceptable. with new as necessary.

Photo 3

Back slope – The plumbing flashing has been incor-

rectly installed; the roofer said the framer put it in.
Action Required – Remove and reinstall to good
roofing practice. One more row of shingles should over-
lap the flange. The shingle behind should be replaced &
properly trimmed, 1/2” back from the upturn.

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Photo 4 Photo 5

Action Required – Install the chimney backpan & caulk all inside corners. Cut into mortar and install a proper
counter flashing detail around the perimeter similar to shown in photo 5, secure with appropriate fasteners.

Photo 6 Photo 7

Sun-tube – The arrow shows undercourse shingle has been cut too high. Nails are also too close to the upturn.
Action Required - Replace the underlying shingle & trim back 1/2” from upturn. Pull nails, clean flange below, seal
holes in flange with compatible roof cement and apply a continuous bead under the shingles, around the back.

Photo 8 Photo 9

Poor nailing - Action Required - Fully replace the shingle to the right of the sun tube when looking up slope.

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Photo 10 Photo 11

Action Required - Install a counter flashing to perimeter of both skylights on front slope, caulk all inside
corners and exposed nails .

Photo 12 Photo 13

Incorrect Correct

Calk exposed nails

Front slope – The shingles around the plumbing flashing are poorly installed, roofer said the framer put it in.
Action Required - Replace poorly cut shingles and trim as completed with flashing in photo 13, done by roofer.

Photo 14 Photo 15

Front slope - Nailing is good except where indicated. Action Required - Cut the shingle back 18” and replace.

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Photo 16

Chimney

Back slope - From what I could see, there were no holes cut thru the original deck to allow for exhaust venting of
the main (original) attic space. Action Required - Venting must be provided thru the new roof and the original roof
to allow for exhaust airflow of both enclosed spaces. I would recommend 5 AF-50 vents across the back. The vents
over the new roof may need to be placed in line with the 2x6 board that runs across the roof near the peak. If this is
the case, then five 12” square holes should be cut thru the old deck from underneath the now roof.

Photo 17 Photo 18

Right

Left

Front dormer roofs - The shingles along the gable end of right dormer have a 1– 7/8” overhang, which is 1” less
than on the left dormer. The shingles have been installed evenly as shown in photo 8, it is the framing that is out.

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Photo 19

The shingles overhanging the left side dormer measured 2-7/8” from the sub-fascia board, which is 1” more
than on the right dormer. The sub-fascia boards on the left are set back about 1” further than on the right.
Recommendation - For the work to look properly completed, the sub-fascia board on the left should be built out
to match the one on the right before the final fascia board is installed. If this is not done, the shingles will
eventually sag and will not look good. In my opinion, this is a framing deficiency.

Photo 20 Photo 21

Left front dormer - View of shingle overhang. Arrow Between front dormer - The shingle transition
indicates the sub-fascia that should be built out even between the dormers have been properly completed
with the eave overhang before adding the fascia. and are in a straight line.

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Photo 22

Front eave overhangs - It appears there may not be enough room to allow intake air to bypass the insulation.
Action Required - The general contractor must ensure there is enough room to allow adequate intake air flow
into the open attic space. The original roof deck must be able to have airflow from eave to peak, which means
the deck boards should have been opened up before installing the new roof over the existing. If it has been
opened, insulation vent chutes should be installed between each truss space to allow air to bypass insulation. If it
has not been opened, this work may need to be done from inside the attic area. Proper intake airflow must be
established to meet Building Code standards. More information can be provided upon request.

Conclusion
The majority of roofing applications look to have been professionally completed. I have reviewed all
deficiencies with the roofer on site during the inspection and would anticipate that all deficiencies will be
corrected as requested.
With regards to the framing over the existing roof, I have concerns with the intake airflow capabilities at the
front. I did not fully investigate this area as I was mainly concerned with the roofing applications. At the
time of inspection, I was not aware that there was no permit issued for this project, my expertize does not
include framing work. With a permit, contractors must submit the construction details to the city building
department for approval and then the work gets inspected to ensure it meets code requirements.
I am not 100% certain a permit is required but would recommend inquiring with the city to make sure as
this could pose a problem if the home is ever sold or if there are concerning deficiencies that may affect the
long term integrity of the structure.

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Final comments
I would recommend a final inspection be completed when Madge Roofing has confirmed all roofing
applications and deficiencies noted have been completed. At this time, I can also investigate further about
the intake airflow capabilities along the front.

I would recommend delaying the soffit and fascia work until proper intake and exhaust airflow can be
established, and then verified once complete.

This concludes our interim roof inspection report. For any questions or additional information required,
please contact Troy Hovey (Roofing Consultant)

Disclaimer
The preceding is a report based upon a visual roof examination of roofing materials and applications only and may also contain information obtained from
other sources. This inspection is not intended to address or comment on any roof installation that is no longer visible. It is also not intended to address or
comment on any structural deficiencies of the building as it pertains to any codes or regulations by any regulatory bodies.
On Top Inspections 2012 Ltd. has no control over third party services and makes no guarantees that the third party services will contend to your require-
ments or will meet the demands in a secure, mistake free, timely manner. On Top Inspections 2012 Ltd. does not provide any warranties as to the results
that may be procured from the use of a third party service nor to the quality or dependability of service or any information received through the third
party or that any faults from third party services be made right. All information provided must be used at your own risk & discretion.

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