In many locations, the presumption is that these are issues/questions that
the buyer is expected to resolve at or before closing. After the sale is
complete, you don't necessarily get to retroactively address these issues.
If you read my post, I said IF:
1 - It was recently re-roofed
2 - Code says 3 layers are not allowed
3 - A building permit was required, but not pulled.
Then you have a good case.
Shingles have weight. Each layer of shingles puts weight on your roof
structure. This structure must support this weight and the weight of other
things (snow and ice come to mind). 3 layers of shingles may be too much
weight for your roof structure.I 'd be concerned about the roof collapsing.
I'd really worry come Winter.
Assuming he had a home inspector. Even so, many give the roof a cursory
inspection and pronounce it good or bad and if the top layer looks good, he
would not do any in depth inspecting.
As for the number of layers, there are probably tens of thousands of houses
with three layers. There is the potential for problems, but I'd not act too
quickly. If it has been on there for 10 years, I'd do nothing until it was
time to re-roof. Not knowing the construction, none of us can say if there
is serious danger from the weight. Pitch, snow load, type of rafter or
truss, etc. all play a part. Just look at the weight of the older slate
Slate roofs were certainly not placed on stick-framed houses only sized
for asphalt...that's totally unrelated to the OP's situation.
I agree it's highly unlikely if it's been there any length of time
there's going to be a problem tomorrow.
While weight can be a consdieration, the primary proscription on the
third layer is it tends to shorten life of the new shingles from
additional heat and poor conditions underneath.
As others have said, 3 layers is not a good idea and it does not meet most local
codes. On the other hand, older homes often do turn out to have 3 layers
because someone went ahead and added a 3rd layer without doing the tear-off that
should have been done first. If you had a home inspection done before the
purchase, that definitely would have given you the info on the status of the
roof. As far as trying to go back now and stick it to the seller, that's
doubtful at this point. The fact that you were now able to discover the status
of the roof by checking on your own means you could have done the same thing
before you bought the property.
If you don't see any evidence of sagging, and the roof seems to be in good shape
and is not leaking, you may not need to do anything. If you are getting close
to needing a new roof anyway, it would probably make sense to go ahead and get
estimates and have it done now before this coming winter.
Before doing anything else, confirm that you DO have three layers of
It sounds like you don't have much experience examining roofs (and
there's nothing wrong with that ;) ) so get a roofer or other
knowledgeable pro out to confirm. THEN decide what, if anything, you
should expect from, or need to do to, your roof.
:I moved into my house not too long ago and had the first occasion to
:want to go up to the roof yesterday. It looks like there are three
:layers of shingles. I've read that you should never have more than
:two layers of shingles because of the weight. How much should I worry
:Thanks for your input,
My understanding is that 3 layers is maximum, i.e. if a roof with 3
layers needs reroofing, a complete tearoff is the first step. This is
what happened when my roof was redone around 3 years ago. Judging from
this thread, many if not most areas now require no more than 2 layers.
As noted, make sure about your assessment of how many layers are on
replying to Ben, uglyhouse101 wrote:
This should have been caught When you had your home inspection during your Due
Dilligence period. Home Inspectors look critically at roofs for such issues. I
would read through your home inspection report and contact them if you still
have any concerns. They can come out and explain what you are seeing.
For an intelligent homebuyer like most on this list, the majority of
home inspections are a TOTAL waste of money and time. Better to take a
few of your good buddies along to look at the house _ they are likely
to catch more than the inspectors will, and you'll be buying them a
few beers anyway.
On Sunday, June 25, 2017 at 1:30:28 PM UTC-4, email@example.com wrote:
I would disagree. In most cases you can recover the cost of the
home inspection and then some in reductions from the seller.
And it's a lot more likely a seller is going to knock off $1000
for things that an inspector finds than those that a buyer and
his buddies claim need addressing. It's worked for me.
That seems to be the main reason inspections are done and some lenders
require it too. When I was buying you did your own inspection and
maybe brought along dad or an uncle. Never used one so I don't now the
real value of their work.
I've done the "pre-inspection" for several people who then hired a
home inspector who missed every serious issue I pointed out, and
caught a few things like cracked switch plates and poorly attached
trim, and a missing crank on a casement window - missing the fact that
the "redone" wiring was a total disaster and the roof, although it
looked good from a distance, was about 5 years past it's "best before
date" with serious issues in the valleys. Not to mention one of the
carport posts was not carrying any weight because it was roted off
under the recent aluminum cladding, and the asphault driveway was
almost the consistency of gravel. ( that's just on the latest one) A
total waste of, IIRC, $450.
There is ONE home inspector in the area I would trust to do an
adequate home inspection - a former building contractor and developer
who's been raising a bit of a "shit storm" in the provincial property
inspection circles for several years. Real estate selling agents are
not happy when he's on the job.
On Sunday, June 25, 2017 at 3:38:37 PM UTC-4, firstname.lastname@example.org wrote:
My son had 2 home inspections done in Las Vegas. The most complete inspection
reports I have ever seen. Every issue was detailed in text in the synopsis
section, then the text for each issue was repeated next a photo or photos of
the issue with the issue circled in red or yellow depending on the severity.
Here's a couple of examples. 3 images of a single cracked roof tile:
Items that had no issues, like the laundry equipment, were included also.
All for the very reasonable price of $250. The detailed description and
pictures of all the problems with just the pool at one house made the $250
seem like a really great deal. He walked away from that one based solely
on the inspection report.
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