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Roof Inspection Report for 453 Cascia Dr.

Kelowna BC.

Prepared by Troy Hovey (RRO, HCRI)

Contact Info: Cell: 250-808-9766

Email: ontop@telus.net
Website: www.ontoproofconsulting.com
101-1865 Dilworth Drive Suite 535
Kelowna BC V1Y-9T1

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Attn: Ward & Heather Willison January 28, 2018
Phone: (W) 250-859-0097, (H) 778-760-1967
Email: ward.willison@gmail.com

Upon request from Ward Willison, I have conducted an onsite roof & attic inspection of his residential
home located at 453 Cascia Drive. My purpose was to review the circumstances & determine the causa-
tion of water ingress at various locations around the stairwell skylight. The site inspection was completed
on Friday April 28, 2017; descriptive photos and a roof diagram have been provided to reference our
findings.
The following report is based on visual observations, 3rd party resources & may include information
provided by the client or representative thereof with regards to past history of the roof.

General Description
Roof covering: IKO 30 year fiberglass laminated shingles (Color - Aged Redwood)
Rough estimation of roof area: 3630 sq/ft. ( not including the narrow perimeter skirt roofs)
Roof Age: About 10 years.
Roof Slope: 6/12
Ventilation: Intake - Aluminum vented soffits. Exhaust – 8 low profile vents.

Attic Observations
1. Sec. 1 - The holes cut thru the deck substrate for the attic exhaust vents observed near the roof peak
have not been cut open wide enough to provide the intended ventilation. In addition, based on my
calculations of Net Free Area (NFA) of intake venting thru the perimeter soffit panels, there should be a
minimum of about 271 sq/in. of NFA for exhaust. Six attic vents would be necessary for this section to
meet the Building Code standard. Currently there is only about 76 sq/in. of NFA exhaust venting due to
the undersized holes, which equates to about 28% of the required venting. (photo 2)
Recommendation - As there is not enough space near the peaks to properly install six AF-50 vents, I
would suggest going with three AF-92 vents proportionately spaced near the roof peak. The two vent
holes on the back should be closed off with OSB and proper bracing. One AF-92 would be centred on the
back roof and then one on each of the two ends. The holes need to cut right thru the strapping and to
the full opening size of the vent 9.5” x 13”.
2. Sec. 1 - Along the south eave overhang where ice the damming appeared to be at its worst, several of
the soffit vent chutes were compromised, which restricts the intake airflow capabilities. (photos 3-5)
Recommendation - Replace the damaged Styrofoam vent chutes with 24” wide chutes to expand the
width of the truss space, which I believe is 24”. Where access allows, install additional 24” vent chutes
so there is one between each truss space along both the back & front runs. Access within the two back
bump out roofs is not possible unless the strapping boards are cut open to allow entry. I don't think this
is necessary as long as vent chutes are placed between each truss space along the stretch between the
two bump out roofs. Additional insulation may be needed after the chutes have been installed.
3. Sec. 1 – A good percentage of the nail shanks penetrating thru the OSB from the shingle applications
are rusted, which indicates condensation has been forming on the shanks. In my opinion, the
condensation is mainly related to inadequate airflow due to poor ventilation, which should be
eliminated or greatly reduced after the venting has been upgraded. (photos 6-7)

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Attic Observations

4. Sec. 2 – There are two air vents for this section, the hole openings are only half cut, which in my
opinion, should be acceptable for the small area. However, there is not much for intake venting and
there was some ice build-up along the eave overhang on the west side of this section. (photos 8-10)
Recommendation – Install one additional 24” wide vent chute on the west side and replace the smaller
vent chute with the 24” one.

5. Sec. 3 – I was not able to gain access to this area. Based on photos provided from Ward showing ice
damming along the east-side eave, I suspect there may be some venting issues as well.
Recommendation – Remove the roof vents and cut out the hole openings to meet the opening size of
the roof vent as I suspect they will be the same as the others.

Roof Observations

1. Sec. 1, south slope - The roof was tarped to help prevent further water ingress problems; the tarps
were held down with 2x4 boards, which were secured onto the shingles with mechanical fasteners.

2. Sec. 1, south slope - With regards to ice-damming, there are a couple of pieces of drip edge flashing
along the SW bump out roof that appear to have been uplifted by the ice. I did not notice any other
damages related to ice-damming; however, I did not inspect the whole roof area as many areas were
still covered in snow. That said, based on my experience of reviewing a vast amount of ice damming
related situations, the ice does not typically damage the shingles unless it is “extremely” aggressive,
which in my opinion, did not appear to be the case hear. (photos 11-13)

3. Sec. 1, south slope - I located numerous gouges in the roof and various indents in the gutter trough,
which I suspect was caused during ice removal, as this type of damage is not characteristic to ice-
damming. (photos 13-14)

4. Sec. 1, south slope - Based on various photos provided from the homeowner and my site observations,
it appears melt water had backed up under a redundant pipe stack flashing near the eave, which
resulted in water ingress along the wall of the second floor SW bedroom and thru the ceiling of the
ground floor livingroom below. The stack pipe and flashing have been permanently removed from the
roof and the hole covered over.
Water ingress also occurred along the south wall of the second floor M/B shower enclosure and at
another location thru the ceiling of the ground floor living-room below. Based on my site observations
and photos provided, it would appear that the melt water backed up thru the hole in the roof where
the plumbing pipe flashing is located near the eave overhang. (photo 15-16)

5. Sec. 5 - There are no exhaust vents on this roof, which will allow heat build-up within the attic area as
there is about 50 % of the attic floor is located over heated living area. In my opinion, this is the main
contributing factor to the ice build-up that occurred in the dead valley area located on the east slope.
To further compound the problem, the membrane applications within the dead valley area were not
properly installed, which I suspect may be a point of water ingress and a contributing factor to the
water ingress damage located in the second floor shower enclosure and/or in the ceiling of the ground
floor living room. The area has been closed off as a temporary repair to prevent further water ingress.
(photo 17-18)

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Roof Observations

6. Sec. 5 – On the west slope, there have been some make-shift flashing details installed to divert water
away from a short dead valley sections. I don't suspect these areas were contributing factors of water
ingress, but proper roof repairs are needed to bring the roof back into good water-shedding condition.

7. There are various locations where the gutter trough is bowed out away from the fascia board, which is
generally considered a workmanship deficiency. Some areas of concern may be where the drip edge
flashing does not counter over the back side of the gutter, which in combination with the deficiency,
increases the potential for water to wick behind the gutter and eventually cause wood rot. (photo 19)
Recommendation - Check all overhangs and install a counter flashing detail at locations most
vulnerable to water wicking behind the gutter or it may be possible to slide in a wider drip flashing that
counters over the gutter trough. In either application, 2-3 stitch screws should be enough to hold the
flashing in place. Another option may be to install an additional gutter clip to tighten up the back of the
gutter to the fascia board. This should solve any problems providing the shingles have a sufficient over-
hang (1-1/4” should be enough)) to promote water run-off into the trough.

8. At four locations on the front of home, where the gutter does not extend past the gable fascia board,
water drips from the bottom edge of the gable shingle overhang. (See diagram for locations)
Recommendation – To eliminate this problem, a diverter flashing can be installed on the roof to divert
water run-off into the trough. I would suggest a roofing professional to do this work.

Conclusion

Based on my findings, the attic areas in sections 1 & 5 are inadequately ventilated, which in my opinion, is
the main contributing factor for the ice-damming event on the south slopes and likely at other locations
where ice build-up was evident onto the roof. The melt water behind or below the ice-dam migrated thru
to the living area via two different roof penetrations near the eave overhang of sec. 1, both of which are
in close proximity to the interior damages. The other highly probable area of ingress was thru a deficient
membrane application located along a dead valley area on sec. 5, which is also in close proximity to water
damaged areas.
At the most aggressive areas of ice damming, I was only able to verify minimal damage caused to a
couple pieces of eave drip flashing where it appears the ice may have pushed the drip edge upwards. I
found no indication of damages to the shingles, except for the damages caused during ice removal, which
also caused damage to the gutter trough along the south side run.

Recommendations

1. Replace the shingles on the south slope of sec. 1 as they are damaged beyond the point of reasonable
repair due to tarping the roof. Replace with IKO laminated shingles (Aged Redwood) and new raised
profile ridge caps on the hips and ridges. During roof replacement, the drip edge flashings should be
replaced with a wider drip to counter over the gutter trough along the full length. The flashings around
both skylights should be replaced as well both plumbing flashings and the pipe stack flashing. The
skylight curbs should be wrapped with ice & water membrane prior to flashing installations. As an
added suggestion, when the shingles are off, the OSB sheeting could be lifted and the underlying ply-
wood cut to allow access for installing the Styrofoam vent chutes between each truss space. This will
likely be easier than doing it from the attic.

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Recommendations

2. Replace the shingles on both east and west slopes with matching materials as indicated above. The
stucco areas will need to be cut back and flashed in as necessary to allow for proper 2 ply SBS mem-
brane applications to the dead valley areas.

3. Once the roofers are on site, I would recommend they check over the remaining roof area and properly
repair and lifted nails or obvious shingle deficiencies to help the roof maintain long term water-
shedding performance. This would include resealing the inside corners of the skylight flashings and
caulking any exposed nail heads. The wall flashings along the perimeter skirt roofs should also be
checked and any loose flashings resecured as needed.

Descriptive Photos

Photo 1

Back side, south slopes - Arrows indicate suspected points of water ingress. The red arrow indicates where
some staining was observed on the ceiling drywall located in the master bath below the base of the skylight.
The staining could be from a deficient flashing detail or from water ingress caused from ice-damming. This was
not previously mentioned in the report.

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Google Earth Roof Layout

Legend

Attic vent (8)

Pipe stack vent (2)

1
Pipe stack removed (1)

Plumbing flashing (4)

S/L Skylight (4)

Ice build-up lower

roof (dead valley)
SW bump out
Concerning ice dam
5
SE bump out AF-92 vent placement

Diverter flashing could

be added

*Note – The numbers indicate confirmed and/or suspected isolated attic areas. The black lines show
where the attic spaces are somewhat closed off from one another.

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Descriptive Photos

Photo 2

Sec. 1, south slope - The roof vent opening measured 6.5” x 3.75” and should measure 7” x 10”. The reduced
opening size compromises the intended NFA of exhaust. All other vent openings in sections 1 & 2 have similar
sized openings.

Photo 3 Photo 4

Sec. 1, south slope - Both air intake baffles (vent chutes) are damaged and not properly fitted, which compro-
mises the intake capabilities. These were both directly below the area of ice-damming. Recommendation –
Both baffles should be replaced and I would suggest using a baffle 24” wide to increase the opening size to the
full width of the truss space.

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Descriptive Photos
Photo 5

Insulated SE skylight
enclosure

Sec. 1, south slope - White arrows indicate where additional vent chutes should be installed. Red arrow
indicates another baffle that appears compromised. The new baffles should be stapled to the underside of the
strapping boards to hold in place.

Photo 6 Photo 7

Sec. 1 - There were quite a few rusted nail shakes, which is generally related to condensation forming on the
shank from excess moisture in the attic space. Lack of adequate airflow increases the potential for this to occur.
At this stage, I don't believe there is any concern with fastener integrity, but proper ventilation does need to be
established sooner than later.

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Descriptive Photos

Photo 8

Sec. 2 – Small enclosed area has two exhaust vents partially cut open, which is acceptable for the space size.
Arrow indicates the only access point thru to Sec. 3, which was too small for me to enter.

Photo 9 Photo 10

Sec. 2, west slope - Arrow indicates where an additional 24” vent chute should be installed to allow better air
flow. Photo 10 shows some minor ice build-up on the west slope.

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Descriptive Photos
Photo 11

Sec. 1, south slope - Drip edge flashing appears to have been pushed upward, I suspect this may have been
caused from the ice build-up. The drip edge flashings should be replaced during roof replacement on south
slope. If the hump turns out to be a sheeting defect, it should be addressed. There was no visible damage to
the trough at this location.

Photo 12

Sec. 1, south slope

Circles indicate shingle
damages that appear to
have been caused during
ice removal activities.

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Descriptive Photos
Photo 13

Sec. 1, south slope – This is where the ice damming was most aggressive, in my opinion, there is no
apparent damage to the shingles caused from ice build-up. The drip edge counters over the back side of the
trough at this location, which is good.

Photo 14 Photo 15

Red arrow indicates a puncture thru the trough, white Sec. 1, south slope - This photo was taken before the
arrow shows other indents, which are not characteris- stack pipe and flashing were removed. I believe this is
tic of damage caused by ice build-up. where water migrated thru the roof penetration due
to the effects of ice-damming.

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Descriptive Photos

Photo 16

Sec. 1, south slope - There looks to be a good 8-10” of ice build-up along the eave overhang, it appears to taper
down near the valley transition to the bump out roof. The ice does not extend up to the skylight where water
stains were noticed inside the master bathroom.

Photo 17 Photo 18

Sec. 5, east slope - Extensive ice build-up had developed at the dead valley area. The membrane applications
have not been installed to a professional standard, which is likely a contributing factor to water ingress. This
roof section has no exhaust venting, which in my opinion, is the main cause for ice build-up.

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Descriptive Photos

Photo 19

Sec. 2, west slope - The gutter trough is bowed out from the fascia board and the drip edge does not counter
over the back of the gutter. At this location, I would suggest adding another gutter clip and install a small girth
counter flashing detail to extend under the drip edge and counter over the trough. In my opinion, the bowed
gutter is not caused from ice damming.

This concludes our roof inspection report, for any questions or additional information required, please
contact Troy Hovey (Roofing Consultant)

Disclaimer
The preceding is a report based upon a visual roof examination of roofing materials and applications only and may also contain information obtained from
other sources. This inspection is not intended to address or comment on any roof installation that is no longer visible. It is also not intended to address or com-
ment on any structural deficiencies of the building as it pertains to any codes or regulations by any regulatory bodies. No disruptive or destructive testing was
performed at this time.
On Top Inspections 2012 LTD. has no control over third party services and makes no guarantees that the third party services will contend to your requirements
or will meet the demands in a secure, mistake free, timely manner. On Top Inspections 2012 LTD. does not provide any warranties as to the results that may be
procured from the use of a third party service nor to the quality or dependability of service or any information received through the third party or that any
faults from third party services be made right. All information provided must be used at your own risk & discretion.

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