The buyer of this home wanted an independent inspection of this tile roof so we got the call. 

The roof is a Monier 'Roma' concrete tile. Quite a few chipped corners but this is not a leak issue due to overlap. Valleys are closed which means debris will gradually accumulate. Open valleys are much better. The underlayment near the gutter still in good shape. In theory these tiles should last 150 years+- unfortunately what is underneath the tiles is never done to last 150 years.                  

The owner wanted to know if this roof was done correctly, so we had a look.  The roof was mostly to industry standards however : 1) bottom of valley metal should be cut to match inside corner lines. 2) last row of shingles on lower level not nailed as is apron flashing. 3) nails for ridge too short at 1-1/4". Manufacturer requires a minimum of 1-3/4" nail.              

The owner wanted an evaluation of his tile roof in Barrington Heights.  The roof could use a good cleaning and there is evidence of a leak at the front entry but that's pretty much it.             

We were asked to assess the quality of install on this home in the Arbor Lodge Neighborhood.  Overall a good install but there are 2 different types of pipe flashings. Typically they all match. Also ridge shingle nails were not roofing nails so the heads were too small. Also at the front pitch transition there is supposed to be flashing. This is a code and shingle manufacturer requirement.           

We got a call from the US Coast Guard in Astoria. They found the website and apparently liked what they saw. There are 1,000 ‘Coasties’ stationed there and we were hired to look at 15 duplexes. 9 had 3-tab roofs about 15 years old and 6 had newer laminated shingles. It took 5 hours to do all 15 buildings. Fortunately the roof access was good. The 'Coasties' were most pleased with our efforts and our bill was way under their budget so they were happy about that. Nearly all buildings are on the hillside above Young's Bay facing south. Amazingly, all roofs were nicely done! Refreshing to see that for a change. There are a few minor repairs to do but that's it. It (is) possible to install a roof correctly.

We stayed 2 nights and had time to look around historic Astoria. Weather was perfect. Mild and no wind. Before coming home we drove up to Oysterville WA to look around and get some steamers that were pulled from the water that morning. Also got some oysters - they had 5 sizes - and some fresh crab meat. On the way home we stopped at Cannon Beach to get some chowder, shrimp, and fresh fish at Ecola Seafood Market.

One thing about doing this, you never know who will be calling you next or what / where the next job will be.

The shingles looked older than they are so the buyer of this home wanted an independent assessment. The shingles are factory defective so a claim will be made with the shingle manufacturer. We advised them on the process and also provided a new roof spec list which will be presented to all bidders. That way all will be bidding on the same thing and corners will not get cut that are frequently cut.

The sellers wanted an inspection to determine the condition of the roof and how much life left in these 25 year old shingles.                    

Built in 1926, this is Salem’s only skyscraper and the tallest building in our state capitol.  A wireless carrier who has antennas on the roof asked for an independent opinion of the roof. There are rods/bolts coming up through the membrane. There are wrinkles up to 6" high all over. There are air pockets up to 10" all over. Detail work is bad, etc. Time for a new roof. A new roof will be an expensive nightmare. Good luck finding someone willing to do it and, more importantly, do it correctly. Tear off multiple layers, test all layers for asbestos, permits, lots of protrusions, detail work and stuff in the way. Glad I am not paying for it or doing it.  Nice view from up here, though! 

The buyer of this home wanted an independent assessment of this 17 year old concrete tile roof and we got the call. No legitimate negative issues which made the buyer feel better. Note the really nice back yard. Very unique pool and stone hot tub.    

We were asked to provide a summary report/independent assessment for the membrane roofing on thistwelve-year old building being sold to a group of investors. The torch-applied cap sheet is in very bad shape (looks a lot older than twelve years), however, they may be able to squeeze two-three years out of it - maybe. Heck of a view from up here!

These three large buildings in the heart of downtown Lake Oswego on A Avenue are being sold to an investment group. We were asked to assess all roofs, both flat and pitched. PVC roofing is nicely done on all. Shingle work had a few issues, but overall, not a huge list of negatives.  

A property management company that has been a client for many years asked us to inspect and assess these roofs.

The south sides are more worn than the north sides, which is typical. Granule loss on south sides at 40% and 10% on the north sides. Factory applied sun activated sealant is at about 60% of original strength. Most roofers would say a new roof is needed but I disagree. Objectivity isn't always profitable. These roofs could easily last 4-5 more years, possibly longer.

We provided a summary report and a new roof spec list. When it's time to reroof they will present a copy of the list to bidders so all will be bidding the same thing.    

ORC was asked by the owner to inspect this roof and provide a summary report. The shingles should last 5-6-7 more years, however, the shingle sealant is at only 25% of original strength. They get strong east winds out in East County, so the east side could have shingle movement in an extreme wind event.  

The owner wanted an independent assessment from someone not selling anything so we went out to Beavercreek to have a look. The shingles are fifteen years old but there is significant granule loss. The shingles are defective and the owners got some money back from the manufacturer. This roof still has some years left, so a new roof is not yet needed.

Check out the detail of the fancy chicken coop. Not a bad place to roost! 

We were asked to observe/monitor some rework on this shake roof.  The owner was nice enough to have 3 large pizzas delivered for us. On beach jobs we always make a day of it so we went to a drive on beach nearby then went to Cannon Beach for a long beach walk. The last photo shows the $1,100 ring I found in the sand. Better than a sand dollar! Before heading home we got some razor clams, crab, shrimp, chowder and fish to take home. The weather was warm with no wind so we had a great day. ORC loves beach trips!

This house was being sold and the buyers wanted an independent assessment so we went to Lake Oswego. There were about 45 tiles with chipped corners. The slurry coat (paint) was mostly gone. These tiles still have a good 10-15 years left.

This $2 Million home was being sold and the seller wanted an independent report from a non roofer so we got the call. We found 3 chipped lower right corners which are not a leak issue because of overlap. The slurry coat ( paint ) is from 35% - 80% worn away. The tile was nicely laid in a broken bond. A plus was an oversized 12" drip edge flashing which is a good thing that we almost never see.         

The owners wanted a neutral independent accurate assessment of these 8 buildings so we got the call. Some roofs were more worn than others so as of now the largest building needs a new roof while the others can get by for some years with just some minor repairs. There were a lot of soft spots and plywood coming up as the staples are losing their grip. There are ventilation issues as the intakes are mostly blocked by insulation. Most of the rubber collars on the cheap garbage pipe flashings are falling apart. Good idea! Use a 15 year part on a 30 year roof! The factory applied - sun activated sealant only about 10-35% of original strength.

We will write a detailed spec list on how these roofs should be done and inspect the new work before the roofer is paid.

This church was getting mixed signals from beach roofers – no surprise there – so we made a trip to Cannon Beach. It's been 45 years since I spent any time here so we made a day of it. Walked around town, had a great breakfast, then picked up some post cards. After mailing the cards we arrived at the church at noon.

The original building is 91 years old and the lower slope additions are 25 years old. The condition of the shingles is varied so only about 26 squares needs replacing while the rest will last 5-10-15 years. One flat section with torchdown still has 4-6 years left, longer if they put a coating on. It took 2 hours to assess everything so then it was time for a walk on the beach which was 2 blocks away. Afterward we picked up some chowder, halibut, shrimp & crab to take home. One thing CB has that other beach towns don't have is a lot of good restaurants. So, we indulged. ORC loves beach trips!

Olalla is twelveminutes NE of Gig Harbor in Puget Sound. One thing about doing this is you never know where the next job will be.

This roof is four years old. There are 2"-3"-4"-5" depressions in the deck. The plywood is black. Plywood should be brown not black. Plywood should be flat not wavy. The two bathrooms and their vents are at the front half of the house. These vents are mostly venting into the attic. Contract called for two 'flapper' or stem vents. These are the vents that utility vents are attached to. Problem is that there are no flapper vents on this building. None. Breach of contract and a serious error. Plus, there are not enough attic vents and the ones that are there are too far down from the ridge line. Typically all attic vents are on the side where they would not be visible in this case that would be the back side. Ventilation issues abound here. Of course the roofer from Tacoma says they did nothing wrong and now refuse to speak to the owners. That will likely change after they read our summary report. Bottom line is that you should always do what the contract that YOU write says you will do. This roof must now be torn off, replace nearly all plywood, and put a roof on correctly with proper ventilation - like they should have done the first time. Oooooops!     

The buyers of this $2,000,000 property wanted an independent assessment of several roofs so we got the call. The main house roof is a Monier ‘Roma” concrete tile roof. The guest house has a 30-year laminated shingle and the barn has three types of roofing: shingles, torch-applied and peel & stick membrane.

The buyers of this remote home had concerns so we made the drive to have a look.  There is only one area on this roof with detail work and that is around the chimney. It has been leaking a long time and the work is unsightly and not to industry standards. All 3 bathroom utility vents/fans have been venting in to the attic for 15 years. Mechanically vented air must be discharged outdoors per code. Once these items are addressed the roof should last a long time.                       

This another job for a relocation company based in Dallas Texas.  These folks being transferred to Las Vegas. This medium 1/2" cedar shake roof is in good condition especially considering it is 30 years old! Both this owner and the previous owner kept the roof cleaned, treated and maintained.   

The owner wanted an independent assessment as she was getting mixed signals from roofers – no surprise there. This 14 year old CCA treated heavy 3/4" shake roof is in good condition and should last a long time - especially if it is cleaned, treated and maintained. The shed in back is a Norweigian 'scabbur' or root cellar. In Norway the bigger your scabbur the more wealthy / prominent your family is. This shed needs and will get a new shake roof.

The buyers of this home needed an inspection of this Monier 'Villa' concrete tile roof so we got the call. A lot of tiles have been replaced and there are about 60 more that need replacing. The house was painted 2 years ago and the painters are the likely cause of the broken tiles.

We were asked to monitor this installation of this Certainteed ‘Presidential TL’ roof and do a final inspection upon completion. It was a rare pleasure to see a roof essentially perfect. I almost never see this. This company - West Coast Roofing ( Owner: Sergio Ledesma ) - does it the right way. As a team. 1 crew. 1 job at a time. And, the pay is hourly NOT piecework. That is key. Piecework pay is bad, usually for the homeowner. Piecework encourages speed and speed compromises quality EVERY TIME !

The homeowner was more than happy. She could have easily paid more for less. She said customer servive was outstanding. No loud radios. No trash strewn about. They even brought their own porta potty! Most roofers do not do that.   

You never know what you’ll see on a road trip. We were driving between Battle Ground and La Center Washington on the back roads when we happened by these two interesting places. The first stop had an interesting assortment of mannequins, car parts, you name it. Very . . . . . creative. The second stop was a huge collection of old, rare, valuable transportation related items. Very impressive !!!

We were asked to assess this roof by a relocation company that helps transferred professionals move to another state.  The roof only about 6-7 years old so there are at least 20 years left probably longer. The negative was that the shingles were fastened with staples. Staples disallowed by code in 2003. Staples tend to back out because the 'legs' are narrow and smooth.                  

We were asked to assess this roof by the buyers. Roof still overall in good shape however the painters were careless and did significant damage to the shingles. Note the difference in shingle condition. Shingles close to walls scuffed up while away from the walls the shingles in much better condition. We see this all the time. Careless vendors not thinking to protect the shingles from all that foot traffic.

It’s a whole different world on a floating home. Peaceful and serene. This two-year-old home has legitimate negative roof issues. The owner hired a composition roofer to do his metal roof, which accounts for all the errors. We spent over two hours on this job but ended up declining the job. The owner was very rude and condecending. My tolerance for this is paper thin so I told him to take a long walk on a short pier. ORC doesn't need work like this. We have enough real work to do. About 98% of the folks we meet are great to work for/with but every once in a while you inevitibly run into . . . 'one of those'.                

The seller wanted an inspection of this Monier ‘Villa’ concrete tile roof. We found four broken field tiles, three broken ridge tiles, and two tiles in back next to a wall that were slipping out of place. Instead of using the standard 90 degree rake edge trim tiles they used the larger 'barrel' ridge tiles on all rake edges which is a rarity and looks really nice. Tiles were laid over vertical stripping instead of the more common method of direct batten application. In direct application, the 1X2 battens are fastened directly to the deck, whereas with vertical stripping the horizontal battens are elevated up off of the deck. That way, if water gets in it will run down the roof underneath the horizontal battens and in to the gutters instead of pooling up behind a 1X2 and possibly entering through a nail or staple hole. This 7,200 sq ft home is quite the place with a great view and surrounded by mature 16 year old Chardonnay vineyards. While we were there a large crew was trimming the grape vines and doing their periodic chores to keep the vines happy and healthy. If anyone is interested $2.8 Million and it's yours!

A couple from Georgia bought this house and they wanted an assessment of this shingle roof. Two roof facets were recently reroofed. The rest of the roof should easily last 7-8 years quite possibly longer. This house up McNamee Road not far from the 'Troll Bridge'.

The seller wanted an independent assessment of the roof on a house they were selling. The roof is worn but certainly not 'shot'. Still has many years left. This is a unique home. Siding details and especially the paint scheme and detail are amazing. One of a kind.

ORC was contacted by the builder who wanted an independent assessment of this new roof. This was by far the best install on a brand new home that I have seen. Easily within the top 20% of what I see. I found 1 munched shingle that should be replaced. Also they used the 'no-caulk' pipe flashings that don't last so I advised placing a new collar on top of all existing collars. That's it! This roof well within industry standards.
 

We’ve seen a lot of these. At least 70 and they all are / were identical. Bak in 2005-08 a shingle manufacturer had assembly line machine mechanical issues and didn't catch it. Millions of bad shingles went out in the field. These shingles are 15 years old but look 45 years old. The owner will be filing a claim.

Tile roofing has its’ own set of rules. This is a Monier shake profile concrete tile roof. It was installed correctly which is refreshing to see. A lot of roofers unfamiliar with tile try to put it on like a comp roof but that doesn't work.

This roof needs a good cleaning along with all valleys being taken aprt then cleaned out. This roof should last at least 20-25 years however will require regualr maintenance and occasional cleaning.

Lebanon is about a 100 minute drive from home. Down I-5 then left on Hwy 20/34. The owners were refinancing and needed a minimum two year roof certification. We gave them a 5 year certification. funny thing is that even though the owner had made arrangements for a new roof his insurance carrier still wanted the present roof evaluated and certified. While there we made necessary alterations / corrections to his new roof contract so no corners will be cut and his roof will be solid for decades.

The owners were getting mixed signals - no surprise there - about their roof, so they wanted an opinion from someone not selling anything. The South facing facets were in the worst condition and had a lot of recent repairs. The rest of the roof still in fair condition. We advised to stay off the roof unless absolutely necessary. No more 'repairs'. Save your money. They might get up to 5-6-7 years out of this roof. We also provided a new roof spec list so when it's time for a new roof give a copy of that list to bidders and have them bid the job that way. Then, all bidders will be bidding the same thing.                  

Here are the residential jobs we did during the last week of May. We do a lot of large commercial roofs, Homeowner Associations, school districts, etc., but our bread -and-butter is single family residential. The homes in this group are in Vancouver (The Cove), Sweet Home, Milwaukie, NE Portland, SE Portland and Oregon City. That's one thing about doing this - you never know what the next job will be or where it will be.                               

We do a lot of these. The only independent that does. Roofers will typically bestow a Certification – once a bunch of cleaning and ‘repairs’ have been done. We don’t play that game.
 
Sweet Home about a two hour drive from home. Nice part of the state. Nearby towns are Lebanon, Scio, Westfir, Springfield and Sodaville. A lot of old covered bridges around here. This one the ‘Wettle’ Bridge in Sankey Park on 14th Street in Sweet Home.
 

ORC was asked by a regular client to write the specs for this job and monitor the installation.

We visited the first day and things were progressing nicely then came back at 1PM the next day. The roofers had left about Noon.

Overall it is a nice job however there were a few items that need to be addressed.

• Contract and manufacturer specs called for there to be sealant between flanges and lapping shingles. There wasn't
• Storm collar on gas vent pipe needs hi temp caulking
• The peel & stick membrane on the flat roof wasn't sticking thoroughly to the edge metal
• There was a 3/4" buckle in a plywood seam that needs attention
• Nailing on one facet really bad. The nailing on the rest of the roof very good

These issues will be addressed then the roofer will be paid.

This is an annual ongoing project.          

➲ See our 2019 Gallery entry: HOA New Roof Install Monitoring - Beaverton, OR (Late April, 2019)

ORC was asked to assess this roof for the buyer of half this duplex in South Salem.

The shingles had slightly frayed edges but should easily last 5-7 years maybe longer. Factory applied sealant at about 65% original strength. Surface granule loss insignificant. Shingles not cupping, cracking, or curling. 3 'professional roofers' told her a new roof was necessary. Not true.

We do a lot of these. For some reason our findings are frequently much different than what roofers say. Objectivity isn't always profitable. Yes the roof is worn but not yet 'shot'. The seller was pleased to have someone tell him it should last at least 3-4 years possibly a bit longer.

This HOA wanted an independent assessment of their roof, as they were getting mixed signals from various ‘roofers’, so we got the call. This roof should easily last 12-15 years, perhaps longer. There is one stem vent that lost its lid and two pipe flashings that need replacing, but that's it. Of course two "professional roofers" told these folks that a new roof was needed now. Just more egregious prevarication (lying) that we see on an all-to-regular basis.       

This $1.8 million thirteen-year-old home was being sold and part of due diligence was a roof inspection, so we got the call.

The tile is a Monier concrete tile in the 'shake' profile. Tile is laid in a broken bond and with direct application meaning the battens are fastened directly to the plywood deck. The other method is elevated application meaning the horizontal battens are elevated off the deck with 'vertical stripping'. Valleys are a double 'W' type which is correct and valleys are open which is also correct. Open valleys drain better and are much easier to clean. Many 'professional' tile roofers lay valley tiles tight to each other. Can't do that.

There are about 60+- broken tiles likely caused by whoever cleaned the roof. These are not a leak issue because just the lower right corner - which is the weakest part of these tiles - are 'chipped' and can't leak due to tile overlap.

This roof will require regular maintenance as all tile roofs do and should last a very long time. How about that indoor pool !

This is PERS Headquarters (Public Employees Retirement System). They wanted an independent assessment of their 22-year-old PVC roof.

There are no legitimate negative issues with this roof and it should last at least 8-10 years, if not longer. It was refreshing to see a professionally installed and well maintained roof - of any kind. Doesn't happen that often. The PERS folks were pleased with our findings.                    

ORC was asked to do an assessment of this roof which consisted of many sections of both flat and steep slope roofing.Most of the roof was fine but all flat sections need attention and the south side shingle sections need a bit of repair. We provided a narrative style easy to understand summary report and relevant photos. We also provided a new roof spec list to be presented to bidders when it is time to put on a new roof. I also gave names of good roofers - of which there are few.

Work Update: Mar 17, 2020
The repair work has started  

ORC was asked by the owners of this building to monitor and photo-document this repair work. It took a while for us to find the right roofer. I called six or seven that allegedly specialize in this type of work. Two didn't bother to call back. Two kept stringing us along, "Oh yeah, we are interested, we will get a bid out to you right away". Uh huh. I'll betcha if they were asked to give a bid to put a new roof on these 2 huge buildings they would have been there Johnny on the spot tap dancing all over place with a cane and a straw hat. Two roofers, as well as the dismissed roofer who had been doing annual inspections and 'repairs', insisted that the buildings needed new roofs. To the tune of a million dollars. Greed and prevarication are ugly human characteristics.

We ended up going with Cascade United Roofing, in business since 1959, and we could not have been more pleased with their performance. The crew/team was like a well oiled machine. They were efficient and wasted no time, materials, or effort. I spent many hours watching and saw nothing to complain about. Nothing. These guys even worked under floodlights until 8PM on two nights! They were well equipped and had everything they needed to do the job.

➲ See Commercial Flat Roof Inspection - Portland SE  (Aug  19, 2019)

Port Orford is on the southern Oregon coast an hour from the border with California. The owners were having a leak issue, and after six return visits by the Coos Bay-based roofer it was still leaking, so we got the call. It was a 5-1/2 hour drive via I-5, Highway 38 through Drain and Elkton. Take a left at Reedsport then through Coos Bay, Bandon then Port Orford, population 1,110. The house was up on a hill with a commanding ocean view.

The shingles on the house are a high end 'heavyweight' 50-year shingle. Shingles on the garage were supposed to be the same but instead were a standard 30-year laminate. On the bill they charged for the 50-year shingle which wasn't a nice thing to do. They got caught. Ooooops! The leak was at the chimney. See, at the coast they get a lot of sideways wind-driven rain. When installing any roof local weather patterns should be a consideration when installing a roof assembly. None of the flashing on the chimney or the three large skylites was sealed. Oooops again. They also used cheap pipe flashings that will fail decades before the shingles do. Just to save a few bucks. We have yet to see quality work done by a beach roofer.

We have never been to that part of the state so we stayed five days and did some looking around. Went to Brookings, Gold Beach, Bandon and Cape Blanco. It's a whole different world down there. A great trip!        

This is a  job for a company that helps professionals relocate to another state for their employer.  We have 2 clients that do this, one based in Illinois and the other in Texas.

This unique home has a top shelf heavyweight shingle warranted for 50 years. This roof has a good 25 years left probably longer than that. All counterflashings are copper. Don't see that often.                   

This $2 Million home right on the lake needed a roof certification as part of the sale. The tile is an Adams-Powell concrete product. This roof was professionally installed however it needs a good thorough cleaning. Other than that it should last a long time.         

The buyers of this home wanted an independent assessment of this roof.  It has 3 different types of roofing : 3-tab shingles; a granulated cap sheet and a smooth surface torch applied membrane over the carport. The shingles have about 6+- years left, the granulated cap sheet maybe 2-3 years while the torch roof is shot and needs replacing. It also was mis applied and has been leaking a long time. They can expect a fair amount of the 2X6 Select Deck will need replacing.             

This HOA was getting mixed signals from various roofers so they wanted an independent, neutral, impartial assessment from someone not trying to sell a roofing job. Two 'roofers' looked them in the eye and said the roof wouldn't last the winter. Talk about egregious prevarication! This roof has at least 8 years left probably longer. It's amazing what some of these losers will say and do just to make a sale. Needless to say this HOA was most pleased with our findings.             
 

ORC was asked to inspect this roof by one of our regular clients who assists professionals who have been relocated by their employer. This shake roof is a professionally installed CCA treated heavy (3/4") 100% vertical grain roof. As good as shakes get. This roof will easily last 20 years probably longer.

Lyons  (population 1,210) is just off Highway 22 between Mehama and Mill City near Detroit Lake. The owner was preparing to sell and wanted an accurate assessment from someone not selling anything ( except advice ). The roof had significant moss and algae on the North facets which is typical. The only legitimate negative is that 3 facets did not have a starter course. Other then that this roof has many years left. After the inspection we tipped on down the road to Your Country Kitchen. A cozy homey restaurant where everyone knows everybody with my-te-fine breakfast fixins. Up on the wall was a sign 'Guns Welcome Here'. Dang if that didn't bring a tear to my one good eye.