What I'm Seeing Now

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What To Do About A Problem Before And After "Professional" Repair?

Answer this question - what do to about a problem before and after "professional" repair?

It doesn't matter what "the problem" is.

In this case "the problem" is a leaking EPDM roof.  This can be a very expensive repair as it not only involves the roofing surface but the structure underneath. 

My report, and photos, identified the problems.  It recommended professional evaluation and estimation for repair costs.

It also said that Firestone, the producer of EPDM roofing, has an approved list of contractors trained in EPDM evaluation and repair.  And not to trust a contractor that is not so approved.

Instead my clients got a copy of the receipt by a contractor who evaluated and repaired the roof for only $225.

They called me and asked me what I thought about that.  I did not know what to think, so I said I would have another look at the repairs.

Here are some before and after photos.  Only two.  There are more!

 

 

 

 

 

 

 

 

 

Notice the dates on the photos.  Nothing was done.  These photos both represent problems with EPDM that cause leaks.

Puddles all by themselves are a circumstance you should never see on an EPDM roof.

Not sure anything was done to correct what is causing them. 

What causes puddles?  A sagging under surface.

What causes a sagging under surface?  Rotting wood.

What causes the wood to rot?  Leaking.

I actually had to look around to see what "repairs" had been done to this roof.

And I finally found them.  There are two repairs.  Can you see them?

Excellent.  So that's all it took!  I don't know about you, but I'm not impressed with contractors who either don't know what to do (because they aren't approved for the repair they are asked to do) or do the minimum because they are asked to do that by the seller.

My recommendation:  just because the repair addendum asks that a certified professional do a repair, and provide a receipt, does not mean that the problem identified has been fixed.  It isn't a bad idea to have the home inspector return to examine things for a second time.  In fact, that might be your Best Practice!  That sometimes does, however, throw a wrench into the machinery!

 

 

Jay Markanich Real Estate Inspections, LLC  

Based in Bristow, serving all of Northern Virginia.

Office (703) 330-6388   Cell (703) 585-7560

www.jaymarinspect.com


Comment balloon 16 commentsJay Markanich • September 29 2014 04:21AM

Comments

Yes, that is indeed sad, and clearly the real issue wasn't addressed.  Is that extra caulk?  Lovely.

Posted by Debbie Gartner, The Flooring Girl & Blog Stylist -Dynamo Marketers (The Flooring Girl) about 4 years ago

Jay, if repairs are necessary, so is a reinspection! No doubt about it. Enjoy your day!

Posted by Wayne Martin, Real Estate Broker - Retired (Wayne M Martin) about 4 years ago

It's just tar caulk Debbie and not appropriate for EPDM.

That might follow for you and me Wayne, but it is not often done around here.

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 4 years ago

Jay, I always have my home inspectors come back, there are too many shady contractors not to do that.

Posted by Sybil Campbell, REALTOR® ABR, SFR, SRES Williamsburg, Virginia (Long and Foster REALTORS® 5234 Monticello Ave Williamsburg, Virginia) about 4 years ago

These may not have been shady exactly, Sybil, but they did nothing about the problems!

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 4 years ago

So we don't know who is to blame, but if it's the sellers....all to save a few hundred bucks? When a problem is that severe, they're just going to wind up screwing themselves in the end and spending even more money and not selling their house. Just fix it correctly the first time!

Posted by Suzanne Otto, Your Montgomery County PA home stager (Six Twenty Designs) about 4 years ago

Jay: Some folks still haven't learned that you pay for what you get and there are no bargains to be had by cutting corners. Good blog.

Posted by Sandy Padula and Norm Padula, JD, GRI, Presence, Persistence & Perseverance (Realty National) about 4 years ago

Suzanne - I think I know where the problem lies, but won't say it here.

Thanks S&N.  And that is certainly true.

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 4 years ago

Hi Jay, well, from what you said, your clients still have an opportunity to say the repair was unsatisfactory. Still time to get it right if your clients hold the line.

Posted by Tom White, Franklin Homes Realty LLC, Franklin TN (Franklin Homes Realty LLC (615) 495-0752 or www.FranklinHomesRealty.com) about 4 years ago

I don't think they 'fixed' anything. Atleast sweep the water off.                                                                                                                                          

Posted by Than Maynard, Broker - Licensed to List & Sell - 405-990-8862 (Coldwell Banker Heart of Oklahoma) about 4 years ago

I don't know where it goes from here Tom.  But there were many things that were not taken care of, with photos to prove.

Than - I went right after a rain for a reason...

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 4 years ago

Jay just looking I would not call that a professional repair.  It looks like something I would do and trust me when it comes to home repair I'm no professional. 

Posted by James Dray, Exceptional Agents, Outstanding Results (Fathom Realty AR LLC) about 4 years ago

I had emails last night wondering if this contractor is so certified, James.  I'm interested in seeing what happens.

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 4 years ago

Looks like the contractor may have been a one size, fits no one not so handy person.

Posted by Sally K. & David L. Hanson, WI Realtors - Luxury - Divorce (EXP Realty 414-525-0563) about 4 years ago

Unfortunately this sort of thing happens quite often as the sale is being wrapped up. there is a push to get things off the checklist but no one is looking at what is being done Jay. These things need to be re-inspected by a third party.

Posted by Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366, General Contractor, Dry Rot and Water Damage (Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366) about 4 years ago

It is a bona fide roofing company S&D, but not EPDM aware or certified.

And in this case they were Tom!  And as of last night, I am persona non grata in the seller's household!  Everyone thinks I am bringing up false "problems" unecessarily.

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 4 years ago

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