Seattle Home Inspector's Blog

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You wouldn’t wear cotton climbing to the summit of Mt Rainier would you?

Sahale Mountain     When the kids were little we would often do day hikes in nice weather into the mountains.  These were simple hikes.  Other than maybe being prepared for a little rain, it really didn’t matter what you wore----cotton, polyester----whatever.  When one is doing more serious hiking into higher elevations----like to the top of Mt Rainer----where one might get stranded or where one might be staying overnight-----one had better be prepared for adverse conditions.  One had better be thinking about their clothing for example.  There is a saying, “Cotton Kills.”  And it can be literally true.  If you get soaking wet (even sweating) and you are wearing cotton, you can develop hypothermia that you would not be as likely to get if you were wearing wicking/breathing fabrics like Wool, Gortex,  Poly-fleece and Capilene. 

     It would be a little whacky to suit up in your Gortex socks, Capilene undies, poly-fleece jacket, wool mittens and gortex windbreaker, only to top it all off with a cheapo cotton hat----you would top it off with something more consistent with the rest of your wardrobe.

     The same goes with roofing.

     There are cheapo roof coverings, like standard 3-tab shingles, that you can pretty much use any type of pipe-flashings with.  They will last as long as the roof does----so go for it.

     Something I see, as a Seattle Home Inspector, over and over again, is the use of cheapo rubber boot pipe-flashings, meant for cheapo-roofs, on roofs that are designed to last much longer.  These roofs should have pipe-flashings that will last as long as the roof covering ----if possible.

     While I find examples of this almost every week, the other day I found a particularly deteriorated flashing that visually demonstrates what I am saying. 

<Rubber boot flashings

     This roof is 19 years old, and should last at least another 10 years.  As you can see, the pipe-flashing is in very poor condition and is no longer functioning as intended.  Use of this type of flashing on 30-year roofs is common but I have seen them on 50-year roofs-----and even metal roofs.

     You wouldn't wear cotton climbing to the summit of Mr Rainier would you?

 

Charles Buell, Seattle Home Inspector

 

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Comments

Yikes....or you could do as my ex-husband did....and on a shed/lean to he built behind our garage...he didn't put any flashing!   uuggghhh  it was a mess..that is now fixed!!!   But not with out $$ and a lot of creative words...

Posted by Deborah Byron Leffler BzyBee Real Estate Lady! (Keller Williams Realty Boise) over 1 year ago

Sounds like you can have a great roof, but the cheap flashings defeats things a bit.  I have that issue currently that I am dealing with.  Thanks for your post.  The title definately got my attention.

Posted by Sun City Grand Homes Surprise Arizona Arizona Retirement Communities (Ken Meade Realty Sun City Grand Office) over 1 year ago

Deborah, for sure---NO flashing at all is going to make a mess :)

Josee, thanks.  People love these more expensive roofs for lots of reasons----but the installers seem to be clueless about the pipe flashings

Posted by Charles Buell, Seattle Home Inspector (Charles Buell Inspections.com) over 1 year ago

Buell - Quick question that does relate to the post.  Do you know (ballpark) how much it costs for flashing?  I haven't got any estimates yet, as I need new flashing on my roof.  Any tips & advice you could give me would be appreciated.  Feel free to email me at jason.sardi@gmail.com.

Thanks, my friend!

Posted by Jason Sardi (I love kittens cute & My Jennifer!!) over 1 year ago

Jason, unfortunatly there isn't a quick answer---have emailed you :)

Posted by Charles Buell, Seattle Home Inspector (Charles Buell Inspections.com) over 1 year ago

I did not know that about cotton.  I used to do a lot of hiking and mountain climbing in Arizona when I was a youth, but we never ran into that problem too much.  Of course, we did not have the high altitudes of Mt. Rainer either! 

A very good educational piece, and a a good comparison to flashing.  I have a deal closing Monday where we had to include a flashing repair in escrow with estimates from local contractors.  The roof is fine, but someone used substandard flashing.

Posted by Michael Delaware, CRS, e-Pro (Troxel Realty Co. LLC) over 1 year ago

Cutting corners seems to be the standard in every profession.

Someone some where choose to save time or money but neither in the long run.

Do it right the first time and don't do it again. so to speak

Enjoy the day

Posted by Don MacLean Realtor franklinma-homesforsale (Simolari & MacLean REMAX EXECUTIVE REALTY) over 1 year ago

Beautiful sky. Must've been a perfect day for a climb.

Posted by James Quarello - Connecticut Home Inspector (JRV Home Inspection Services, LLC) over 1 year ago

Mr Charles,

When climbing Mt Raineer next time, take a walkman and groove out to my hits.

Wheat

Posted by Steven L. Smith, Bellingham, Wa. Home Inspector (King of the House Home Inspection, Inc) over 1 year ago

Penny wise and pound foolish.  I hear about people spending big money on carpets then skimping on the pad.

Posted by Gene Riemenschneider East Contra Costa Home Sales 01492725 (Home Point Real Estate) over 1 year ago

Michael, most people are not aware of the dangers of hypothermia

Don, I suppose----they are a lot cheaper than really good flashings---like lead flashings

Jim, it sure was---this is at about 8,600 ft

Wheatforbrains---I will pass

Gene, another good example

Posted by Charles Buell, Seattle Home Inspector (Charles Buell Inspections.com) over 1 year ago

Charles, that looks like something that would be awfully easy to fix!

Posted by Patricia Kennedy (Evers & Company Realtors) over 1 year ago

Pat as long as you can get the adjacent shingles "unstuck" they change out pretty easily.

Posted by Charles Buell, Seattle Home Inspector (Charles Buell Inspections.com) over 1 year ago

So, that sleeve flashing was made out of Ranier cotton 50 years ago?

Maybe I should read the post again...

Posted by Jay Markanich - Northern VA Home Inspector (Jay Markanich Real Estate Inspections, LLC) over 1 year ago

Since I am almost never on a roof I wouldn't be seeing this tragic plastic excuse for a flashing. It doesn't surprise me that some contractors add these cheap touches. Good to know.

Posted by Lizette Fitzpatrick - Lexington KY MLS - Kentucky Homes - Horse Farms (Lizette Realty - Lexington KY - Richmond KY) over 1 year ago

Jay, your brain cells are kittywumpus

Lizette, I think it is just easier for them to keep one kind on the truck instead of several kinds

Posted by Charles Buell, Seattle Home Inspector (Charles Buell Inspections.com) over 1 year ago

30 year roof?  You must be kidding.  I'm in a 22 year old house and we just finished the third roof.  But I guess it's because we live in tornado country.  I don't think I've ever seen a 30 year old roof in this county.

Posted by Barbara S. Duncan, CRS, GRI, e-PRO Searcy AR (RE/MAX Advantage) over 1 year ago

We've had this conversation before -- DOGwampus...

 

 

(;>)

Posted by Jay Markanich - Northern VA Home Inspector (Jay Markanich Real Estate Inspections, LLC) over 1 year ago

Barbara, your area sounds mighty tough on roofs :)

Jay, no frogwampus?  or billywampus?

Posted by Charles Buell, Seattle Home Inspector (Charles Buell Inspections.com) over 1 year ago

Charles, I think it looks like Nutsy was up on that roof eating flashings again.

 

Posted by Jack Gilleland (Home Inspection and Investor Services, Clayton) over 1 year ago

Ahoy Mr Charles,

My mountain is bigger than your mountain and I am on my way up there now.

Nutsy

Posted by Steven L. Smith, Bellingham, Wa. Home Inspector (King of the House Home Inspection, Inc) over 1 year ago

Jack, that too

Nutsy, it has nothing to do with the size of your mountain----it is the size of your brain that is the problem

Posted by Charles Buell, Seattle Home Inspector (Charles Buell Inspections.com) over 1 year ago

Charles - I can only imagine the things you run into during a home inspection. I am having one done for a client in two days and the seller does not want anyone on his roof - - - - RIGHT. I suggested he leave home for a couple of hours - I don't want him to have a heart attack when he sees the inspector up there!

Posted by Barbara-Jo's Beach Blog - Clearwater Florida Real Estate (Charles Rutenberg Realty) over 1 year ago

Barbara, those dang glass roofs can be tricky :)

Posted by Charles Buell, Seattle Home Inspector (Charles Buell Inspections.com) over 1 year ago

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