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Flat Roof Clog, Pond and Leak

1/26/2018

 
Ponding water on a flat roof
Flat roof problems - easily clogged gutter downspouts lead to ponding water.
Flat roofs are not ideal - they have a lot of issues with standing water from easily clogged gutters. Ponding water that remains on the roof will eventually find a way in to the substructure. This can easily lead to extensive water damage. Flat roofs require regular maintenance and need to be kept clear of debris as much as possible.
Clogged gutter on a flat roof
Easily clogged gutter - not good.
Standing water on roof
Standing water next to the wall to roof transition - prime location for water to enter the sub-structure.
Damaged drywall from water leak
Water damage from the inside. This is the same corner where the standing water is collecting on the roof. It is getting through the roof and wall and damaging the drywall inside.

What's Causing That Spreading Ceiling Stain?

11/17/2017

1 Comment

 
Water stain on ceiling
Spreading ceiling stain after a number of rainy days. This part of the ceiling is located under a roof valley.
Something is going on with this ceiling. The homeowner noticed a growing stain on the ceiling that seemed to get worse every time it rained. This corner of the ceiling is under a low area of the roof and located directly under a roof valley (junction of two sloping areas of a roof). This stain is a good indication that the roof is leaking.

There was a previous leak in this same area, you can see the square area where a previous repair has been completed. Obviously the leak wasn't repaired adequately or a new leak has formed in the same area.

Common areas of roof leaks are roof valleys, junctions where a vertical surface abuts the roof or penetrations from pipes through the roof. The homeowners had a roofing company inspect the roof and they found an improperly installed valley flashing. The roofers repaired the flashing and made the roof water tight again.
Removing wet drywall
At least it's easy to remove wet drywall to see what is going on in the ceiling.
Once the leak has been repaired, it's time to open up the ceiling and assess the damage. The drywall needs to be cut from this section of the ceiling and any wet insulation needs to be removed. Inspect the attic area and try to find all the remaining water on the joists and wooden components. The repair area needs to be left open to dry before completing any repairs.
Removing wet insulation from a ceiling
Removing the wet insulation. This will need to be replaced with new insulation when the ceiling is patched.
Mildew growing on ceiling drywall
Mold and mildew growing on the back of the wet drywall. This leak has been here for a while.
Wet ceiling joists. Leak in the roof above.
Drywall removed and ceiling joists exposed. Hard to see in this picture but all the wood is soaked with water. The roof needs to be repaired and this area needs to dry prior to patching the drywall.
1 Comment

Should have done this before it rained. How to clear a backed up gutter.

11/3/2017

 

Do zinc strips work for moss control on roofs?

4/21/2017

 
Zinc strip on roof for moss control
Zinc strip on roof for moss control. Not the most effective solution.
It seems like an easy solution. Put this zinc strip on your roof one time and you never have to worry about moss accumulation again. Do these zinc strips actually work? If you read the marketing the answer is yes, but reality is a bit different.

Zinc strips do help prevent some moss, but they aren't totally effective. The theory is that you attach the zinc strip to the peak of the roof and use rainwater running over the strip carry particles of zinc down the roof to kill existing moss and prevent future growth.

The picture below shows a zinc strip in real life. It's been in place for a few years and rain run off has been carrying zinc down the roof. As you can see, the top of the roof is fairly clear of moss growth but only for a few feet of roof surface. The zinc can't get all the way down the roof and moss is still growing on the bottom 2/3 of the shingles. 

So are they worth it? Probably not if you only put them at the peak of the roof. They only control moss for a short distance down the roof and don't prevent the need to clean the lower portion.  

You could put a strip at the peak, a second strip about 1/3 down the roof and a third strip 2/3 down. This would probably do a better job of moss control but it is a bit unsightly and putting nails through the shingles to attach the strip can lead to other water damage. 

I wouldn't recommend using zinc strips for moss control. The better option is a yearly cleaning of the roof with a broom and applying a moss control agent to the entire roof surface. 
Water runoff over a zinc strip carries zinc down the roof to prevent moss growth. This is to an effective way to keep moss off the whole roof.
Water runoff from rain carries zinc down the roof to prevent moss growth. You can see the areas where this is working but note the large areas where moss is still growing. This is not the best solution for keeping moss off of your roof.

Cleaning moss off the roof

4/14/2017

 
Roof with moss and organic debris
Roof with heavy moss growth and organic debris. Note the corner with heavy growth under the tree branches.
The picture above shows a common problem in the Northwest; moss growth and piles of pine needles on the roof. Our frequent rains and lack of sunny days lead to a lot of water on our roofs . If the roof is not kept clean of pine needles and other organic debris, water will stick around on top of the roof and eventually be a prime area for moss growth. 
Close up of excessive organic debris caught on roof around vent and skylight.
Pine needles caught around the skylight and roof vent. This will trap moisture and can lead to leaks.
Pine needles stuck between roof vent and skylight. This area will trap moisture on the roof.
Pine needles caught next to the skylight. This area is retaining moisture; leading to moss growth and possible shingle damage.
Moss loves these wet areas and likes to grow on top of and in between the roof shingles. The shingles are raised up by the moss which allows water to get underneath which will lead to damage of the roof sheathing. If you trap enough water next to the roof you will eventually get a leak. 
Corner of roof with heavy moss growth. Overlying tree branches providing shade and excess water, both conducive to moss growth.
Corner of roof with heavy moss growth. Lots of opportunity for moisture to sit and damage the underlying roof. The tree branches just above the roof aren't helping the situation. They provide shade and can drip water in the same area.
Clean roof after clearing of moss with a push broom.
Same corner of root after cleaning. 10 minutes of work with a push broom removed the moss. Now the gutter needs to be cleaned.
The pictures above are the same area before and after cleaning. This corner of the roof had heavy moss growth from a few years of neglect. The tree branches that hang above this corner aren't helping. They provide shade and an extra source of water from dripping branches. 

It just takes a few minutes of work with a push broom to get all the moss off the shingles. You do have to be a bit careful to avoid taking all the granules off the shingles. Moderate pressure with the broom is all that is needed. Too heavy of a push and you can damage the shingles. 

DON'T USE A PRESSURE WASHER. Seems like it would be a lot easier but if you use a pressure washer you are guaranteed to damage the shingles and shorten the life of your roof. 

You can't see it in the pictures but the last step is to sprinkle a moss preventer on the clean shingles. I like to use the shaker bottle of Moss Out. A 6 pound container will take care of most roofs. This should be repeated every year to maintain a moss free roof.
Roof after cleaning of moss and pine needles.
Left side of roof after cleaning. No more moss or piles of pine needles. This roof needs to be kept clean of debris and have a moss preventer applied every year.

    Author

    Brian Jovag, owner of Jovag Home Inspection.

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