Puget Sound Real Estate and Community Blog

The roof is one of the most important structural elements of a home. A home inspector such as Stu Anderson from WIN Home Inspection can evaluate the pitch (or slope) of a roof, its overall condition, as well as common risks associated with the type of roof that sits atop the home. An inspection can also assess other factors (such as nearby trees) that could impact the roof, and whether it appears leak-prone.

Most leaks result from improperly installed “flashing” - the material used to connect parts of a roof to other parts of the home (chimney, windows, adjoining garage structure, etc.). Flashing materials vary and are often different forms of metal. An inspector can check the look of the flashing to gauge whether the roof or its components are prone to leaks, as well as the condition of skylights and windows protruding from the roof.

Gutters and downspouts attached to roofs are also important elements of the roof structure. Improperly installed or clogged gutters won’t direct water away from the house properly and could distribute water near the home’s foundation, increasing the likelihood of basement flooding or foundation-related moisture problems.

Here’s an overview of the different types of roofing common in the United States:

Asphalt or composition shingles: Made of petroleum and other synthetic products, these shingles are the predominant type of roofing material in the US. They have an average lifespan of 15 to 30 years, depending on the roof’s slope, the type of shingle material used, and the regional climate. These roofs may deteriorate faster in hot, warm weather.

Roll roofing: This type of roofing is made of material similar to asphalt or composition shingles but is applied in rolls and is commonly found on roofs without only a slight slope. The lifespan on these roofs is often shorter than roofs made from other materials since roll roofing is built on a low slope.

Wood shingle or shake roofing: Wood shingles or “shakes” have varying life expectancy, depending on climate, the roof’s pitch, and drainage. These roofs are not as fire-retardant as others, but can be treated. Inspectors can also try and assess whether the wood roof has been laid in a manner that lets it dry properly.

Slate: Slate roofing is long-lasting and attractive, with the cheapest varieties estimated to last 45 to 60 years and higher-end types lasting for centuries. If your home has a slate roof, inspectors will look for white mineral deposits on slates, and also note whether or not slates need to be refastened or reinforced with nails or other fasteners. Crumbling slates or breakage can indicate that individual shingles need replacing - or the whole roof needs to be replaced.

Flat or built-up roofs: These roofs will need to be examined for standing or pooling water, which can create conditions conducive to moisture penetration. These roofs are usually referred to as “torchdowns” or “hotmopped” roofs.

Metal roofing: Metal roofing comes in a few different forms, including “standing seam” roofs which join several panels of roofing material and other forms of shingles and panels made from galvanized steel, treated aluminum or other materials. Metal roofs are often guaranteed to last up to 50 years, and they’re considered valuable because they are low-weight, low maintenance, and, if pitched properly, can successfully slough off snow and ice.

Tile roofing: Tile roofing, typically made from clay tiles, is common in warm and dry climates and is considered a high-quality roofing product in these regions.

Stu Anderson from WIN Home Inspection provided me with the resources for this article. If you are concerned about your roof’s ability to withstand the winter’s rain, please feel free to give him a call. He would be happy to inspect your roof for you. An inspection of the systems of your entire home (not just the roof) typically runs about $350.00.

WIN Home Inspection
Stu  Anderson
Phone: (425) 277-5666
Fax: (425) 277-0694
E-mail: sanderson@wini.com

The National Roofing Contractors Association provides a detailed guide to types of roofs and vocabulary on different parts of the roof: http://www.nrca.net/consumer/fyi.aspx

David J Edwards
REALTOR
Keller Williams Realty Southeast Sound
Phone: 425-890-8045
Fax: 425-902-1899
E-Mail: david@davidjedwards.com
Website: http://www.davidjedwards.com
Blogsite: http://www.davidjedwards.com/real-estate-blog.asp
Mobile Site: http://davidjedwards.mofuse.mobi
Community Reports: http://www.topmarketer.net/CSR/CSReport.aspx?CV4GU5KAYOEF
 
David J Edwards is a full time real estate agent and REALTOR with Keller Williams Realty specializing in Residential Real Estate for buyers and sellers.

A home inspection is a little bit like an annual check-up at the doctor, only in this case the patient is your new home! A home inspection first assesses the skeleton, or structure, of a property, then reviews the property’s major systems. Home inspectors tend to start by looking at a home’s foundation, then move on to other large-scale structural elements - such as its walls, roof, basement and crawl space, windows and doors, and how well attached decks, porches, sidewalks and related construction have been built. Then the inspection narrows in on specific systems, such as heating and cooling systems, plumbing, and electrical systems.

Make sure your home inspection gives attention to these systems:
  The Foundation: Holds a Home in Place
  The Structure: Holds a Home’s Shape
  The Roof: Keeps the Home Dry
  The Exterior: Protects From the Elements
  The Interior: Circulates Heat, Air and Water
  The Plumbing System: Transports Water and Waste
  The Electrical System: Keeps Lights and Appliances Running
  The Heating and Cooling Systems: Creates a Comfortable Environment

I personally use Stu Anderson at WIN Home Inspection. Stu can be reached at 425.277.5666 or via e-mail at anderson359@comcast.net. He services homes in King, Pierce, Kitsap and Snohomish Counties.

Best Regards!

David Edwards
REALTOR
Keller Williams Realty Southeast Sound
Phone: 425-890-8045
Fax: 425-902-1899
E-Mail: david@davidjedwards.com
Website: http://www.davidjedwards.com
Blogsite: http://www.davidjedwards.com/renton-info-blog.asp
Mobile Site: http://davidjedwards.mofuse.mobi
Community Reports: http://www.topmarketer.net/CSR/CSReport.aspx?CV4GU5KAYOEF
 
David J Edwards is a full time real estate agent and REALTOR with Keller Williams Realty specializing in Residential Real Estate for buyers and sellers.

The length of a home inspection depends on a number of variables, including the size of the home, the age of the home and the inspection services you’d like.

Below is a list of home inspection services and examples of the average length of time it takes to perform each inspection. These averages were provided by WIN Home Inspection and are based on a 2400 square foot home that is in moderate to good condition and is less than 20 years of age.

A Standard Home Inspection should include a full visual inspection of major systems in the home. It should include an inspection of over 300 checkpoints including the electrical, plumbing, heating and cooling systems, roof, attic, foundation, garage, basement, crawl spaces, exterior structure and decking. These inspections typically take between 2.5 and 3 hours to complete.

An Extended Home Inspection should include everything in a Standard Home Inspection as well as additional interior components including the interior and exterior doors, built-in appliances, interior stairway components, bath and shower, wall coverings, kitchen cabinet doors and drawers. These inspections typically take between 3 and 3.5 hours to complete.

A Condo or Townhome Inspection should include an extensive inspection of the condominium or townhouse interior as well as a review of the structure. It should also include an inspection of the mechanical, plumbing, electrical and heating and cooling systems within the unit, along with any built-in appliances. These inspections typically take between 1.5 and 2.5 hours to complete.

A Duplex or Multiplex Inspection should be similar to a standard or extended full home inspection. This inspection should review all visual aspects of the individual units of the property, as well as all shared major systems and structural components. The amount of time required to complete the inspection will Varies greatly based on the occupancy rate and the number of units in the multiplex.

A Mobile Home Inspection should ncludes everything in Standard Home Inspection, as well as an inspection of proper bracing and/or anchoring, permanent bolt-on systems and any towing, axles, or vehicular features. These inspections typically take between 1 and 2 hours to complete.

A Pre-listing Inspection is usually paid for by a seller before putting their home on the market so that they can correct any problems before they get an offer. A pre-listing home inspection should cover an inspection of everything from the foundation to the roof and all the major systems of the house, including electrical, plumbing, heating and air conditioning. This inspection should also include a positive features summary and any marketing tools that might let a potential buyer know the home is ready for purchase. These inspections typically take between 2 to 3 hours to complete.

David Edwards
REALTOR
Keller Williams Realty Southeast Sound
Phone: 425-890-8045
E-Mail: david@davidjedwards.com
Website: http://www.davidjedwards.com
Blogsite: http://www.davidjedwards.com/renton-info-blog.asp
Mobile Site: http://davidjedwards.mofuse.mobi
Community Reports: http://www.topmarketer.net/CSR/CSReport.aspx?CV4GU5KAYOEF
 
David J Edwards is a full time real estate agent and REALTOR with Keller Williams Realty specializing in Residential Real Estate for buyers and sellers in Renton, Newcastle and South Bellevue Washington.

During spring, it’s important to make sure you’ve set the stage to support the growth and health of your yard’s natural elements before spending money to embellish them. Here are five key tasks for spring gardeners to tackle for a healthy, hearty yard:

Remove weeds: Do you have a weed problem? If so, tackle it now. If the problem is minor, manually remove weeds by their roots using a fork-like garden tool sold at garden stores. If your lawn is overrun, consider working manually (as above) to remove them and then re-balancing the lawn with natural or other supplements. If you have isolated areas with concentrations of weeds, consider creating a “weed barrier” over it with newspaper or tarp-like plastic cloths: This kills weeds (and, alas, associated grasses) within weeks, but leaves a clean slate for new plants.
 
Re-sod: If your home has no grass yet or you’ve been waiting to re-sod your lawn, spring is the time to do that. Re-sodding early in nature’s growth season will allow new grass to take root and establish itself.

Revive lawns by de-thatching or aerating: Depending on your climate, soil, and grass type, you may need to de-thatch or aerate your lawn. Thatch is a layer of accumulated debris that settles beneath many grass types and decomposes naturally, but excess thatch buildup can make for an unhealthy lawn. To remove thatch, you’ll need to use a special de-thatching rake or a de-thatching machine with vertical cutters that loosen thatch. Aerating involves punching small holes into your lawn so that grass roots can “breathe” more oxygen and better absorb, water, fertilizer, or other nutrients. Aerating tools are sold at most hardware and home stores and during spring many landscaping companies offer low-cost aerating services.

Prepare flower beds: If your flower beds are empty, spring’s the time to introduce new plants. Consider a mix of perennials as well as annuals, but before planting loosen or turn the soil in flower bed at least once to make planting easy and to shake up soil and prepare it for planting.
Prune and trim: Since plants and shrubs grow quickly in warm-weather months, curb and control the direction of new growth by pruning and trimming them at the start of the warm season. For advice on how to care for particular plants featured in your yard, consider asking for help from your local branch of the American Horticultural Society’s Master Gardeners program (http://www.ahs.org/master_gardeners/).

Remodeling magazine’s annual “Cost vs. Value Report” shows exterior and replacement projects bring the biggest return.

Below you will find the averages for the Pacific Region (AK, CA, HI, OR, WA). The percentage next to the project is the percentage of cost you can expect to recoup when you sell.

Additions: Midrange
Back-up power generator 63%
Bathroom 83.5%
Deck (wood) 108%
Family room 84.8%
Garage 88%
Master suite 87.2%
Sunroom 69.4%
Two-story 90.9%

Additions: Upscale
Bathroom 84.1%
Deck (composite) 98.4%
Garage 78.1%
Master suite 77.3%

Remodels: Midrange
Attic bedroom 98%
Basement 96.8%
Bathroom 96.6%
Home office 68.9%
Major kitchen 96.6%
Minor kitchen 103.5%

Remodels: Upscale
Bathroom 84.7%
Major kitchen 88.9%

Replacements: Midrange
Roofing 85.1%
Siding 82.9%
Windows (vinyl) 98.5%
Windows (wood) 102.9%

Replacements: Upscale
Roofing 79.9%
Siding (fiber-cement) 80.3%
Siding (foam-backed vinyl) 100.9%
Windows (vinyl) 100.7%
Windows (wood) 103.4%

David Edwards
REALTOR®
Keller Williams Realty Southeast Sound
Phone: 425-890-8045
E-Mail: david@davidjedwards.com
Website: http://www.davidjedwards.com
Blogsite: http://www.davidjedwards.com/renton-info-blog.asp

David J Edwards is a full time real estate agent and REALTOR® with Keller Williams Realty specializing in Residential Real Estate for buyers and sellers in Washington’s Renton Highlands, Newcastle and South Bellevue.

The City of Renton helps homeowners who have low to moderate incomes maintain their homes. These free services focused on health and safety are provided to city residents to help keep housing affordable and neighborhoods attractive and safe.

Eligibility guidelines are listed below. For program information or an application call 425-430-6650 or go to rentonwa.gov and search for HRAP.

Families of the following sizes with the corresponding annual income qualify for this program.

1: $41,700

2: $47,700

3: $53,650

4: $59,600

Two of the biggest threats to a real estate transaction involve the discovery of cracked foundations and bad roofs during the home inspection. A five year roof will typically sail through inspection but I recently sold a home for some clients who replaced their roof five years ago and their roof didn’t.  

It turns out that moss had taken hold and they had never treated the roof with a moss removal solution. All I can say is that I am glad we didn’t wait another year to list the home because the moss would have won the battle within that amount of time.  

This would have been a problem because lenders shy away from giving loans to buyers of homes with failing roofs because of the damage that a failing roof can cause to the rest of house. Even if a buyer is willing to close a transaction, it’s the lender that won’t let it happen. 

This got me thinking about my own roof. In the two years I have owned my current home, I have never gone up there with a critical eye. I went up yesterday afternoon and it’s a good thing I didn’t wait. I found moss growing at the edge of each row of composition on the north facing side of the roof. The growth was minimal but wide spread.I went to Ace Hardware and purchased a few $10.00 bottles of moss removal solution and I applied it to the roof. I feel like I dodged a bullet. The bottle said that I should reapply the stuff every three months so I have scheduled a reminder to deal with it again in the fall. It will be interesting to compare the level of moss now with the amount of moss then. I think this is better than power washing the roof because that can cause more harm than good aside from rapidly aging a roof.  

You should take this very seriously. I didn’t, but now I do. When you list your home, your roof can kill your transaction if it’s in bad shape. 

Other tips…• Trim back overgrown vegetation. • Clean all debris off the roof and inside the gutters and hose down. • Spray water inside clogged gutters to clear them.• Remove crinkled caulking and roofing cement and reapply. • Check flashing (metal areas) for warps and holes. Secure any loose flashing to the siding or other surface • Secure loose asphalt shingles with roofing cement.  

David Edwards

REALTOR®

Keller Williams Realty Southeast Sound

425-890-8045

E-Mail: david@davidjedwards.com

Website: http://www.davidjedwards.com

Blogsite: http://www.davidjedwards.com/renton-info-blog.asp 

David J Edwards is a full time real estate agent and REALTOR® with Keller Williams specializing in Residential Real Estate for buyers and sellers in Renton and Newcastle Washington.