Roofing question: discoloration

[cattflight]

Gang,

Hang with me on this one. I don't know where else to turn.

My wife and I are under contract on a wonderful new (to us) home. (which has an awesome 4 car garage barn BTW!). We just got the pre-purchase Home Inspection report and it calls out an odd discoloration or excessive wear condition on the 8 year old asphalt roof. (see photos) Inspector was certain it was not hail or wind related, but it is widespread. This same issue does not exist on the outbuilding roof (same design, color, etc.) so he is thinking possibly a manufacturing defect from the original batch but he couldn;t say for certain.

I am hoping someone here WITH PROFESSIONAL ROOFING MATERIAL EXPERIENCE can tell me if this is purely cosmetic or something else. I have a call in to some local roofing companies for inspection but I am fairly certain fi I put one of those guys up there they will tell me it'll need a new roof.

Thanks!!

 

[nehog]

That third image, what is that white thing the lower red arrow points to.

I'm not sure there is a problem. Home inspectors work hard to find problems (whether they are really problems or not) in an attempt to justify their job. A proper inspection would have given more information than to say "odd white spots on the roof..." for example.

If you want a guess, I'm going with a fungus.

 

[Scott H in Wheaton]

1) can the homeowner tell you what brand of shingles are used on the home? Certainteed and IKO are two examples of companies that experimented with an organic based shingle. They are know to be defective but both companies have fought class action lawsuits. Certainteed settled theirs for pennies on the dollar, I don't know the outcome of IKO.

2) It appears the shingles are losing the granules and letting the inner core show through. This would indeed be a product defect on a roof that is anything less than 30 years old.

3) the roofing companies that would come out to do a 'free inspection' are expecting to sell you a roof. Most likely the person who shows up works on commission only. If he doesn't sell you a roof he doesn't get a paycheck. Often very similar to a used car salesman. For those of us in the roofing business we understand it comes along with the job and we are happy to do free inspections and offer sound advice in the hope that eventually when you decide to replace your roof we will get your business. Some guys don't have the thick skin for it and they get upset when they find out you don't intend to replace it right away. They don't understand that homeowners are sometimes only looking for advice.

4) The first picture looks to me like they used a thin version of an architectural style shingle and they did not pay attention to the proper overlap of the shingles. Makes me wonder what other mistakes they made and if they cut corners on supplies and materials.

5) When you replace it, and I would expect that to be done within 3-5 years, GAF Timberline is an excellent product with a fantastic warranty. Also, expect to tear off the offending roof system and start from scratch with proper underlayments, good flashing, a ton of ventilation.

6) most modern architectural style shingles are designed to last 30 years or more. Most of them have a small amount of zinc mixed in with the ceramic granules. The zinc inhibits algae, mold, and fungus growth.

 

[harleycontracter]

Doesn't look like hail damage. Granules seem to be fine. In pic #3 look like something dripped or was slapshed on the roof.

 

[6768rogues]

Bee spray and other similar chemicals can cause discoloration. Maybe someone was waging a war with bees.

 

[harleycontracter]

Definitely looks like spray Ive seen a lot of roofs

 

[Stuart in MN]

Where are you located? It kind of looks like salt stains, sometimes people put it on the roof to try to remove ice dams.

 

[deter]

looks like bird sh!t to me.

 

[harleycontracter]

Deter I thought the same thing lol Must be a lot of seagulls

 

[JasonW]

The granules on most roofs are crushed ceramic and solid color. If not ceramic they could be crushed stone but that is rare today in my experience. Neither would bleach to a lighter color. When the granules come loose, they expose the material below which will be dark in color and experience only limited bleaching over a period of years.

Without actually being there and looking right at it, it is hard to say. My guess is someone threw something up there. If it were a manufacturing defect, I think you would see some sort of pattern emerge across multiple courses of shingles. It would be evident that a specific bundle or bundles of shingles had been effected and outside those bundles everything would be fine.

At first I had thought maybe lichen but after opening the images, it doesn't look like that either. If it were, you would see it on the outbuilding roof as well, assuming it has a face with the same exposure. Ultimately, having a roofer come look at it will probably be the route to give you piece of mind. My two cents would be that it is fine, but I couldn't charge you five without first climbing up there.

Good luck. Looks like a nice place.

 

[CTyankee]

I don't meet the strict requirements to respond to your post. Too bad..

At this point of your situation, as long as the roof sheathing is good, and the roof is ventilated and insulated correctly...I wouldn't be concerned on why or how the shingles got the way they are. Your contract should have a clause for asking for allowances based on the inspection. Adjust your purchase price to reflect the price of a re-roof(stripped down to the sheathing). If the sellers refuse, live with it, pay for the job yourself, or move on.

 

[HMCFab9]

If they are the Certaiteed shingles, they may be defective. there was a big lawsuit, as another poster has said.

 

[7th Kahuna]

If you are uncomfortable with the idea of have a roofing company come out and take a look at it, consider taking the pictures to one or more roofing supply companies in the area (or serving the area) where the property is located. If there has been an issue they would be apt to know about it. If they tell you you need a new roof, ask them to explain what is going on, then go to the next company and ask the same question. If you get the same answer, they might be on to something.

 

[atfulldraw]

if they are certainteed, they will be marked on the underside. the info on organic shingles above is partially correct.....

check for extra shingles, maybe in the garage or storage room. If no extras, remove one of the shingles and check for manufacturer on the back side.

the pics aren't high resolution enough for me to tell, but it looks like premature deterioration and it is something I have seen with certain shingles from that time period.

The mat of the shingle is fiberglass saturated with asphalt, then the granules are applied. The granules protect the mat from foot traffic, hail, rain, impact from branches, etc. and UV rays from the sun. If the granules are removed the UV rays break down the mat, exposing the fiberglass strands, which then appear to be white or clear.

option 1, figure out how much a new roof would cost and then if the seller is willing to strike a deal with you regarding the replacement.

option 2, contact the local representative (field representative) for whoever made the shingles. Some companies will send a rep, some have a claim form to fill out and send in a sample of the shingles that are allegedly defective.

I will warn you that option 2 is a long, slow process - and even if they admit the shingle is defective you may only get partial compensation for the replacement cost. Now ... if you couple that with some type of settlement from the seller, you may just be golden.

I'll be happy to provide you with my resume, C.V., or references if needed.....

 

[cattflight]

Thanks to everyone for their feedback. The home is only 8 years old and it was a former model home so I am sure I can find out what make/model of roof it is.

I neglected to mention the home is outside Denver, so aside from the occasional snow storm, it is VERY dry here, so I am doubtiing any kind of fungus or mold. And like someone said, that probably wouldn't show up as white or light in color. Typically darker and less "calcium" looking.

The home is over 4500 sq ft with two levels on a walkout basement, so I doubt it's salt for snow or ice removal but who knows. I can ask current homeowners of they've ever sprayed it up there. Typically snow melts so quickly around here that snow and ice remaining on the roof for long is not an issue.

As far as costs for a new roof: the roof has many gables, dormers and valleys. I am sure it is upwards of $25k for a new roof with tear-off. (aerial photos attached for reference). I do not want to takemy chances without a qualified roofer (or many, as suggested) agreeing that it is a problem or not.

Keep those ideas coming!

 

[CNGsaves]

I'm no "master roofer" but have helped my brother (master carpenter) re-roof multiple houses in past few years (lots of hail damage in my area) . . . AND. .

. . . . . looks like Cosmetic damage only. Likely no need to worry.

If you had widespread algae growing on north side of roof, then you might have problem that needed work done. However, I doubt it.

Further, you didn't say what state/country where you're at, so that roof may get wiped out in hail storm anyway within a couple years and this will be non-issue. Here in KS/OK area, a roof is lucky to go 10 years before a massive hail storm comes through and insurance pays for complete re-roof. Since roof is already 8 years old, your time may be coming soon.

 

[nehog]

Definitely looks like spray Ive seen a lot of roofs

Not a spray after the shingles were applied, look at the images and you can see that the discoloration is a per-shingle effect.

I still think there is little problem, other than perhaps cosmetic.

 

[kbs2244]

I am guessing that if the granules are still there the singles will not qualify as “defective.”
And if it is only “cosmetic” I doubt many people are going to see it that far up.
BTW, nice looking place. Congratulations.