Metal Roof Repair & Maintenance
Used throughout the world, interlocking metal roof systems have a combination of qualities. Their hidden fastener and clip design provides high wind resistance and low maintenance. Metal roof systems are one of the longest lasting roof systems. Older metal roofing may require repair due to poor installation or storm damage. Contact Eastman roofing when metal roof repair is necessary.
Something or someone has damaged the metal roof, exposing the underlayment. Repair with new metal and sealant or change the damaged panel.
It is an acceptable practice to install the new metal roof over the existing roof. This saves some money but does create some potential problems. Moisture can get trapped over time, causing the roof system to “bake,” which causes rapid deterioration.
Metal roofing requires a specific offset to ensure proper coverage. The vertical component of the overlap was installed wrong, creating an incorrect offset. The panel must be reinstalled to prevent seepage.
Not enough self-sealing screws were used to install this metal roof. This leaves the roof open to wind damage and blow-off. Follow the manufacturer’s guidelines for proper fastening. The cap flash at the hip and ridge is the most vulnerable spot susceptible to blow-off.
Fasteners should be perpendicular to the roof’s surface. The fastener heads have lifted slightly where they were not driven straight in. In time this will damage the roof system and can allow seepage. Reanchor correctly.
Wrong Fastener Type
The chemical reaction “electrolysis” has occurred. The fasteners and roof material are a different type. In time, the fastener puncture will widen and allow seepage. Repair the damage and change the fasteners.
At the time of installation, some fasteners were not screwed flush with the roof. The expansion and contraction over time causes the screws to uplift. “High fasteners” can allow water rusting and seepage.
The intersection between your pitched roof and the flat roof is called the “tie-in.” This area is important because there are two different roofing materials that must be integrated correctly. The top roof must be removed to correct what is underneath, then reinstalled.
Steel metal flashings exposed to the elements can rust over time. This area should have been painted and maintained. Today’s flashings are made out of galvanized metal, a process that protects the steel core from rusting. Rust cannot be simply sealed over; it will continue to grow. The rust needs to be treated chemically, then sealed properly. Since the rust is open to the surface and flashings are vital to the integrity of your roof system, we recommend repairing the rusted flashing areas before seepage causes structural damage.
Flashing Popped Up
There are voids between the roof and the “L” wall flashing, which allows water seepage. Reanchor “L” flashing and seal any voids.
Improper Flashing at Gable End
The flashing is on top, not under, the barge rafter. The sealant will work for a while but will fail eventually and need to be sealed again. Reinstall proper flashing under barge rafter.
Separation at Plumber’s Flashing
The roof is open at the intersection of the plumber’s flashing and the metal roof. Reorient and apply long term sealant.
Separation at Vent Flashing
The roof is open at the intersection of the vent flashing and the metal roof. Reorient and apply long term sealant.
Wall Flashing Behind Wall at Bottom
Wall flashing is designed to bridge the roof-to-wall transition and allow for protection against water intrusion. Water which runs down the roof and wall is caught by the wall flashing and channeled to the roof’s edge. It is important that the wall flashing’s end be flared so it sticks out past the siding/stucco. This provides a direct path for water to flow behind the wall surface and into the building. Often this type of leak takes time to show and may only be noticeable in heavy rains, giving the water time to soak enough to be evident. Cut out the old flashings and install new. Repair the siding and seal it.
Separation at Seam
The separation at the seam was sealed with the wrong material applied on top. Remove the sealant and apply proper material in between seam.
Cap/Couping Metal at Wall Open
Improper flashing was used to repair cap metal. Install proper flashing and sealant.
No Flashing at Transition
Two different roof pitches need a flashing designed to make the transition. The original installers used mastic, which has failed. Install proper flashing.
The bottom edge is too high and water ponds at the edge. The fascia or gutter wing is too high, lifting the edge of the roof. Take apart, reorient, and reinstall the roof.
Reattach with proper fasteners.
Gutter Inside Structure
Proper sealant should have been installed between the gutter wing and the bottom edge of roof. It is imperative that the downspouts and gutters be kept clean. This area should be checked on a regular basis, at least annually. Before the zinc coating on the steel wears out, we recommend applying a waterproof coating to protect the gutter.
Gutter in Stucco
When the house was built, the sheet metal installer put the gutter too close to the stucco paper. When the stucco was applied, it went around the gutter, not behind it. Over time the gutter joint can deteriorate, allowing seepage in the wall. Remove the gutter, cut the end back, reinstall the gutter end, repair the wall with waterproofing materials, then reinstall the gutter.
Plastic gutters do not come with a wing. The plastic gutter company makes a plastic diverter to divert the water into the gutter. If it is not installed, the edge of the roof deck will develop dry rot.
The flashing does not go up high enough for the skylight frame to overlap the flashing and the wood curb is exposed. This is open and will allow seepage. Remove the skylight and install a counterflashing on top of the curb that overlaps the flashing on the side.
Chimney Chase Leaks at Top
A chimney chase is usually a wood framed box. The pipe for the fireplace goes through the box and out the top. Typical roof chimney flashings are installed then siding covers the framing and overlaps the chimney flashing. Last a metal top is installed which allows the chimney flue to go through to the outside air. The metal top usually has a metal piece that prevents water from flowing down the opening in the metal top. The flue usually has a collar that overlaps the metal piece on the metal top. The flue usually has a metal top to prevent water from going down the inside of the flue. Any one of these items in this assembly can leak if not done correctly or if it has deteriorated. Invest all the potential issues and effect a repair.
The amount of time it takes for the plastic dome to break down depends upon the quality of the plastic used to make the skylight. The dome can sometimes be replaced. It is easier just to replace the whole skylight. Some manufacturers give a lifetime warranty, even for plastic domes. Glass is heavier and more expensive than plastic. Glass has a higher R-value and lasts indefinitely.