When CR bought this house (& I right alongside him), we got the routine inspection that told us a minor roof repair was needed before winter. Since the low pitch roof is impossible to see from the ground & we trusted the inspection (plus our realtor), we thought, 'no big deal!' We even got a $500 credit from the seller plus a roofer to do the job (recommended to us but who mysteriously stopped returning calls). So I contacted various roofing companies early September to get repair estimates but we quickly & dramatically learned an entire roof replacement was in order & perhaps we should engage an attorney for some sort of recourse for the gravely misinformed inspection. Thus, CR & I traversed the entire gamut of emotions over a couple of weeks--shock & disbelief, anger, deceit, sadness (yes, tears) but finally decided the investment & piece of mind was worth it.
Below documents the roof replacement of 3430 (thanks to Alan, Ken & Ross of Western Pacific Roofing) from a long-ago 'dead' asphalt covering to a PVC membrane from IB Roof Systems (claimed as energy efficient, 100% recyclable, watertight, maintenance-free & with a lifetime warranty).
Finally, we're at the other end of the emotional spectrum. Let's hope it lasts. TOTAL COST: $10,630
(The lovely asphalt roof. Underneath was a rock roof [surprise!] & a very thin layer of plywood-looking insulation which the roofers said, did zilch.)
(The entire edge of the roof on the north side was peeling up & water collected here which lead to severe dry rot on the eaves. Also note huge, ugly gutters.)
(Years & years worth of the aforementioned dry rot on rear northeast edge of house.)
(And on front northwest edge of house.)
(The much needed 2" poly iso insulation.)
(Here in her full glory is the first layer of the original 1965 wood roof. The wood pictured was replaced. Thankfully, the dry rot was much less than anticipated as it was only on sections of the eaves.)
(The insulation laid & secured down. Roof membrane is draped over.)
(The beginning of dry rot extermination.)
(Good riddance too big & in-the-way-of-the-house-lines gutters. A man claimed them from the dumpster that evening.)
(Northeast eaves at the rear of the house replaced with pine wood.)
(And the northwest eaves in the front by the chimney.)
(Downspouts removed. Great paint job!)
(Entire roof encased in membrane, chimney flashed.)
(At last, the edges of the roof are straight, clean & watertight. This calls for some scotch!)
You mean scotch tape?
ReplyDeleteI meant rum!
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