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 roof, in almost every project. I believe projects with no signs of past or present leaks are the exception to the norm!
Sometimes the shingles will simply 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 rather than repair it. Just note that in the 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 on the retail market after the rehab.
If the shingles still have some life, but there is a leak to be fixed, finding the actual source of the problem may take several tries. It can become quite aggravating as sometimes you 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, any and all leaks become apparent. If you have a property that is not occupied or is not actively being rehabbed after a period of extended rains, visit and check for signs of leaks. If you can get through 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 little belt holster and make it a part of your regular clothes. 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 kitchen ceiling. We figured everything was fixed in two tries, so we patched the ceiling, applied a stain block, and textured over the spot. Then the rains came, and the circular and symmetrical stain returned! I’d had enough, so I climbed up on the roof, garden hose in hand, and stationed my handyman in the attic. Within a minute of running the hose through the ceiling, we found the tiny hole that was the culprit. A drop of tar under and over the tiles and the viola! Problem solved. The small hole caused water to drip directly onto the ceiling drywall, hence the circular stain.
– Watch for spot patterns. The pattern can offer you clues. When you encounter a circular ceiling stain, the leak is most likely dripping directly onto the ceiling’s 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 may find the problem. If you do this in broad daylight, you might see a spot of light, which would make the repair a bit easier. Even if you do find a hole, I recommend the garden hose trick to see if there are other issues 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 your ceiling drywall, it will collect and become soggy. 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 may be a single hole that sends water down the beam, causing multiple stains to appear in a line.
– Isolation of the leak. Note the ridge line. When inspecting a property, be aware of 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 approximately the area of u200bu200bthe spot to the ridge line. In many cases, that’s a lot less room to investigate.
On the other hand, when the spots are near the edges of the roof, they are the most difficult to diagnose. Why? The source of the water could be higher on the ceiling than where the stain is. Water could be getting under a shingle near the peak, draining between the shingles and the cap, and finally dripping at the point where you’re seeing the stain. It’s hard to tell on initial inspection. Go up on 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 go up on the roof and see what you can find. If you don’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 in properties that have been neglected or unoccupied for long periods of time. Very often the problem is due to leaves having accumulated in the valley. These sheets retain moisture that rots the shingles and underlying layer over time. Depending on the extent of the rot, repair can range from replacing the decking and shingles to cleaning the sheets and letting them dry. Be careful with your roof valleys 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 search 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, that the problem will be fixed. Pull out that hose and confirm it! There is something about climbing in an attic and on a roof that is not fun to do again.
