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Apologizes in advance for writing a book but all details are important to understand timelines of issues which has over 20,000 thousand of my own money. Ty to anyone who can weigh in on this.
Just replaced my 11 yr old Owens 30 yr pro architectural with CT landmark pro architectural w/lifetime warranty with surestart for water leaks that occurred sometime between the two hurricanes in same month or at least part of it anyway. I’m not sure about one section.
Ceiling Leaks occurred in 4 rooms all on back side of home and water damage to a load bearing wall/floor in master bedroom/bathroom.
I first noticed a water spot in master bedroom which is on the front of house.
The ceiling is vaulted but I did not see signs of water in attic or roof so I patched the entire valley directly over damaged wall.
Two weeks later the floor buckled. I pulled up some flooring and it was Soaking wet pressed wood with mold and rot around the floor stud/joist and flooring edges. No damage on (laminate hardwood), Sheetrock or baseboards.
Called insurance and adjuster came out to look. He told me he could pay to help cover some parts of the damage but it wouldn’t justify the deductible 2500. He thought the roof looked good and nothing was wrong with it and assumed it had leaked where I patched it. He also thought leak had been going on for a while for it to rot the subfloor, which is 3/4 pressed wood and 1/2 OSB sub. He Denied it for seepage lasting longer than 14 days. He only looked in the damaged room and on top of roof.
A few days later after hiring a roof company to repair the area and reroof my detached garage as well. The roof contractor also said he couldnt find any damage to the roof when he looked at it and thought the roof was in good shape.
A few days later I discover even more water leaks on ceilings and in the attic along with two rotted spots that had been left from the previous roof which I was aware of.
I also found tree debris scattered along the fairly new insulation. It was evenly scattered below the entire length of both ridge vents. I do not have trees sitting next to my house except across the driveway which is a good distance.
I also found fresh water stains coming from the main roof down 4 rafters straight to my bedroom. I knew it had to be from the hurricanes and all the rain that we had.
I’ve also painted all my ceilings since the Owens roof and can see any new leaks from past ones.
I Called the insurance back and explained new situation. They said if your roofer can find any damage we will send another adjuster out and reconsider. My rep also had no knowledge of what the first adjuster had told me as far as helping with repair vs deductible.
I Called my roofer and explained everything. He came out after numerous times of trying to reach him, text and leaving messages. He finally did call me back and seemed more than happy to help.
He looked at the attic areas and supposedly the roof for a second time. I asked him to make sure the tarps was fastened back down after looking at everything and he said he would leave it the way he found it. I feel pretty dumb looking back bc I had to put those tarps down using a hammer and if he had looked I surly would have heard him putting it back. He did not find any damage. He did agree that the debris was from apparent hurricane winds as well as some of the other areas with water marks but kept trying to find where the roof was installed improperly and was conflicted over the rotted area in my kitchen. I did not pursue since I did not have his support.
When we talked about the details of redoing my home I specifically said anything that is rotted or moldy I want it replaced. I had already been sick from mold exposure and my daughter who has asthma couldn’t live here until I got everything under control and sealed off. He seemed to understand how important this new roof was to me and why I wanted anything bad removed and good workmanship done. He assured me that not only would he remove any and all bad wood but would take photos as well.
Contract included Drip edge, new boots, ice and water shield, upgraded felt, all new ridge vents and flashing plus wood and boards with additional fees along with workmanship warranty. He would be responsible for any permits and inspections as well.
They are certified to put CT down so that ensures my warranty will be valid. .
He tells me I shouldn’t install drip edge if I’m going to wrap fascia which I am planning to do after roof installation. He said it’s better to wrap first then add drip edge. I have learned since then that it’s 3 times more than what he was going to charge.
Later that day I get a call saying worker stepped through kitchen ceiling and I needed to come home ASAP. After looking at it I tell him it’s not a big deal we can fix later. He agrees to take it off the end.
The worker contradicted what the boss had told me by phone. Boss explained that the ridge vent on gable was all to blame for bedroom damage and improper installation. When I asked the worker directly he told me he found damaged shingles on main roof over the section where the 4 trusses showed water intrusion. He didn’t find any damage on gable and thought wind and rain had blown into the ridge vent.
I started checking their work that morning before they finished up and found both rotted areas roofed over. The boss apologized and had them start working on it right away. Job wasn’t completed and ran into the next day. It starts raining that evening and didn’t not stop. The barrier they used was my left over plastic from the roof and was not correctly placed to prevent water intrusion.
They came out to secure plastic and clean up everything from the day before. All shingles from that day had been left laying in front and iback of house. They cleaned up but didn’t secure the barriers as promised. I ended up doing it myself the best I could after they left.
After addressing more issues of recent repairs done incorrectly leaving rotted wood, exposed wood with no shingle or felt just flashing the inspector shows up. He asks me if I was aware these guys are working without a permit. He told me he should have inspected the roof before any shingles was ever put down. I’m done with these guys at this point. I did not say anything to anyone bc I was waiting for project manager/boss to call me. I never did get a call nor any acknowledgement of what had just happened.
They get the permit an hour later and finished everything quickly. Gathered their things and left.
I have siding damage along with deep ruts in my front yard, along with ceiling damage. I never got a call or explainion for permit issues. I walked the roof and found several areas that didn’t have any underlayment. The two areas they Repaired did not have felt placed back. The wood on one repair is not laying on a truss and lifted along the edge where it doesn’t lay flat from a bad cut.
I found several nails exposed as well as several areas without underlayment or it not coming to the edge of the wood and soft spongy places in front.
The shingles actually look really nice and pretty but I’m concerned with these other issues.
I held payment and the owner is now involved. He finally sent me the promised photos of the decking which I posted here.
One photo shows the entire sheet is black over a room with 3 known leaks. The entire gable over my bedroom is rotted and damaged with obvious signs of mold.
The bldg official and inspectior came out and failed the inspection. In the letter written he stated there was obvious other issues that needed addressed from photos I showed him and the places he could see easily did not pass inspection. He did ask if I had paid them and when I told him no he said “good”.
As of yesterday the owner came out and asked me to show him all my issues. Not once did he try to find or help me identify anything else. I’m not a professional roofer so I may not see things that a trained eye could. So I’m disappointed in that. At least 10 separate places I found with legitimate issues. Not including several nails that have to be pulled up. Seems like every time I go looking I find more stuff.
Is this acceptable? Should I be asking for a complete tear off?
I give credit to the owner for accepting responsibility on the known issues. He wants to make me happy and make it right. I only worry that if there is damage or wet wood that’s been roofed over and not found now will I have mold, rot or major damage later that he’s not going to pay for nor will the insurance for faulty work. The workmanship warranty only covers the roof portion. Will CT deny any possible claims in the future for finding faulty work underneath what we can’t see here?
I really don’t want to start over but I want the job done right.
I hope someone will have some advice or experience on some of this. I could really use some reassurance and direction.
If you make it this far in reading my book,