DCarr10760
New member
Steve,
I'm terrible at multi-quote replies so here are responses to some of your questions regarding roofs.
The inspector should be able to tell you how many roof layers have been applied and if cedar, if it was properly installed. If you can get into the attic you can see for yourself if it is the original roof structure, in a 300 year old house the skip sheathing would be split, not cut and not uniform in width. Likely it has been replaced at least once and likely multiple times. If it's plywood or tongue and groove 6-inch pine sheathing it's a later addition. It is okay to do either of these over the original skip sheathing.
Another word about cedar roofs, they are different than modern roofs. Modern roofs are a water barrier and they shed water. Cedar roofs shed water, but being unfinished wood, they also absorb water somewhat too. Like a sod roof or thatch. Because of this they will discolor and depending on how much shade is around, will become covered in moss. This doesn't necessarily mean the roof is bad or that it will fail soon.
When the rain comes, the cedar absorbs some moisture and as long as the attic is vented the shingles or shakes dry evenly and this prevents decay and premature failure.
The acid test for the roof, regardless of appearences is does it leak? You'll have to take the owner's word for that because although you might see water streaking or salt deposits in the attic, they may not be recent or indicitive of the condition of the present roof. Personally I wouldn't replace the roof unless it needs it. You'll have plenty of other things to spend money on
Have the upstairs bedrooms been recently painted or wallpapered? This is often a telltale sign of leaky roofs as the owners try to cover the staining. Check the ceilings around the chimney, around dormers and EL additions, that's where leaks are most common. Trouble is that it is likely that at some point in the past the roof did leak, so there may be evidence of past damage that is unrelated to the condition of the present roof.
Is it a center chimney colonial? I'd love to see a picture of it.
David
I'm terrible at multi-quote replies so here are responses to some of your questions regarding roofs.
The inspector should be able to tell you how many roof layers have been applied and if cedar, if it was properly installed. If you can get into the attic you can see for yourself if it is the original roof structure, in a 300 year old house the skip sheathing would be split, not cut and not uniform in width. Likely it has been replaced at least once and likely multiple times. If it's plywood or tongue and groove 6-inch pine sheathing it's a later addition. It is okay to do either of these over the original skip sheathing.
Another word about cedar roofs, they are different than modern roofs. Modern roofs are a water barrier and they shed water. Cedar roofs shed water, but being unfinished wood, they also absorb water somewhat too. Like a sod roof or thatch. Because of this they will discolor and depending on how much shade is around, will become covered in moss. This doesn't necessarily mean the roof is bad or that it will fail soon.
When the rain comes, the cedar absorbs some moisture and as long as the attic is vented the shingles or shakes dry evenly and this prevents decay and premature failure.
The acid test for the roof, regardless of appearences is does it leak? You'll have to take the owner's word for that because although you might see water streaking or salt deposits in the attic, they may not be recent or indicitive of the condition of the present roof. Personally I wouldn't replace the roof unless it needs it. You'll have plenty of other things to spend money on
Have the upstairs bedrooms been recently painted or wallpapered? This is often a telltale sign of leaky roofs as the owners try to cover the staining. Check the ceilings around the chimney, around dormers and EL additions, that's where leaks are most common. Trouble is that it is likely that at some point in the past the roof did leak, so there may be evidence of past damage that is unrelated to the condition of the present roof.
Is it a center chimney colonial? I'd love to see a picture of it.
David
