A homeowner paid for a major roof repair, including 450 new concrete tiles and new synthetic underlayment, but wasn’t confident the job was done right. So I did a limited-scope roof inspection to check the work. Not everything added up.
Painted, not replaced
The first thing I noticed: many of the concrete tiles had been painted instead of replaced. Paint makes old tiles look newer, but it doesn’t fix cracks or wear, and in the Arizona sun it won’t last long. It’s a quick cover-up, not a repair. From what I saw, it’s doubtful 450 tiles were actually swapped out.
The underlayment was done right
The good news is that the synthetic underlayment was installed properly. It’s a solid choice for our climate because it holds up to heat and UV. But the underlayment and the tiles work together. If damaged tiles stay on the roof, it undercuts the whole job.
Problems in the attic
- A couple of HVAC ducts completely disconnected, blowing cooled air into the attic instead of the house.
- A poorly connected dryer vent dumping lint and moisture into the attic.
- Mouse droppings nearby.
On the bright side, the roof structure itself was solid, with no sagging or major water damage.
What I told the homeowner
Go back to the contractor and either have the missing work completed or negotiate a partial refund. And get the ducts and dryer vent fixed quickly, because they’re costing money every day the AC runs.
Get a second set of eyes on big repairs
If you’re paying for a big repair, or a seller says one was done before you buy, it’s worth having someone check it. I offer re-inspections and limited-scope inspections for exactly this. See all of my inspection services and pricing.
Watch the inspection
See the painted tiles in the video above, or watch it on YouTube. Book online or call 623-399-0079.
Property Inspections Plus is a Gilbert, AZ home inspection company led by Certified Master Inspector Dan Pierce. We inspect homes across the East Valley, the Phoenix metro and the rest of Arizona. See all of our service areas.
