Tuesday, March 10, 2009

Our roof is worse than we thought, continued

This next photograph is looking out of one of our left-side windows.  I took this to illustrate the condition of the window frame.  I’ll do another more detailed post on the condition of our windows later.

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In the above photo you can also see the metal roof that covers our cantilevered side sun room off our second floor den (see previous post for a better view of the  sunroom).  I’m thinking this roof is constructed of some sort of galvanized metal sheeting that is joined at the raised ridges.

Here are a couple more photos of the roof:

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As you can see, there are some penetrations, especially on the raised ridges.  These are likely where fasteners were that have lost whatever caulking they once had.

In addition to the poor state of this roof, where the eave from the upper roof meets this room, we’ve been getting some ice damming which penetrates into the sunroom below during thaws.  We’ll have to address this soon as it’s causing considerable damage to the plaster and wood work in the sunroom.

Anybody have suggestions on what to replace this with?  I think copper would be beautiful, but it’s a side sunroom, so perhaps just a shingle room or new (cheaper than copper) metal roof?

Taken from the same window, the next photo shows the damage to the exterior render above this roof and near it:

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You can also see the problems that have been created when this roof was put over whatever was there before.  The roof metal acting as flashing up against the bottom of the stucco/wood framing has pulled away.

The above photo is the worst area of render damage, but pretty much all of it needs to be addressed.  You can just barely see it, but the wood lathe behind the render is showing here.  I’m amazed we don’t have much more significant water damage below this area.  You can also make out previous patches that don’t match up with the original render (likely done in Portland cement or some other unsuitable material).

Here’s a close-up of the flashing problem:

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Still more to come…

1 comment:

  1. When I was looking at farms, I found that new steel roofing for barns was about $1 (US) a square foot, before installation. The instructions made installation seem relatively simple. I'm sure that similar materials for a residential installation might cost a bit more, but they should be in the same ballpark.

    On the other hand, if you do want to go with copper, I have a tiny bit of experience there. My roofing guy has been working on a quote for the area of our roof that has been damaged by falling ice. He quoted around $1400 to repair with slate, the high cost being due to the difficulty of obtaining slates of the relatively large size our roof requires, or about $2100 to replace the same area with flat-seam copper.