So, if all you can see is the insulation, can you tell there's a leak?
Sometimes, especially if the insulation is cellulose!
It looks a little bit like a dry river bed on Mars!
And that's exactly how it appears when you enter the attic!
This is a small, long-term drip!
You can only see it when the attic is dark, but there is a culprit.
A small culprit, causing the small, long-term leak.
We home inspectors call it a hole in the roof.
It is about 1/2" in diameter!
How much damage can a small hole like that do?
Quite a bit!
It appears nobody had noticed, or cared, that the roof was leaking.
And now, for a little 1/2" diameter hole a section of the roof sheathing, and all of the shingles will need to be replaced.
That would be the Best Practice.
Why do I say all of the shingles?
Because the roof shingles are over 20 years old.
This repair will necessitate replacing some sheathing and about 1/3 of the shingles on one side.
Doing that you might as well as replace all the tar paper and shingles on that side.
But why have one side of the roof new and the other needing to be replaced really soon?
We have a little deal, a very small hole, which has turned into a big deal.
So, for a 1/2" diameter hole we have a LITTLE BIG DEAL.
And this LITTLE BIG DEAL is in the middle of a real estate deal.
My recommendation: the house is the house. People have to decide what they want to take on and what they do not. Most assuredly, anyone buying this house and having a home inspection will encounter the same problem as my clients did here. My clients weren't anticipating paying top dollar for the house (they competed with other contracts) only to also have to replace the roof. This seller has a decision to make!
Jay Markanich Real Estate Inspections, LLC
Based in Bristow, serving all of Northern Virginia.
Office (703) 330-6388 Cell (703) 585-7560