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Re: metal roof screw and washer deterioration

From: info@builderswebsource.com
Category: Roofing
Remote Name: 63.198.181.43
Date: 05 Dec 2000
Time: 10:17 PM

Comments

One advantage of metal roofs is their relative longevity. The rubber washers that failed have likely failed prematurely. It's possible that the type or quality of the rubber washer is inferior to recommended standards.

Generally, the better washers are made of high quality neoprene or EPDM (Ethylene Propylene Diene Monomer). Typical 5V Crimp metal roof fasteners have a color matching hex head with a sealing washer. Sometimes ring-shank nails are used, but these are harder to replace and can come loose. The sealing washer allows some expansion of the metal during temperature swings, while keeping water and moisture from weeping below the surface.

EPDM in particular is very chemically stable, and should hold up exceptionally well to ozone, temperature extremes, ultraviolet radiation, and other harsh environmental conditions. Even neoprene can withstand wide temperature swings (-20 to +220 degrees F) and generally holds up well when exposed to the elements.

If the washer seal is broken, this could lead to leaking during a heavy rainstorm. A minimum of 30-lb felt underlayment is required, and in Florida, it may be more (check local codes).

If it appears that there are many failed washers, then our recommendation is to have a professional roofer replace the screws with the best quality woodgrip screws with high quality EPDM or neoprene washers. Don't accept just any screw, but find a manufacturer that warrants their product and stands behind it.

As to your question about the screws being covered under the roof warranty, the answer is "probably not." Metal roofing manufacturers warrant their product (the sheetmetal itself), but not the installation or the components used in the installation. It's possible that the screw manufacturer warrants their product, but it's probably hard to know at this point who manufactured the screws. Furthermore, warranty may be limited to replacement of materials only, which is negligible in this case.

I would get an estimate to determine the cost to replace the screws...and use this as leverage when negotiating the price with the seller.

Having a leak-free roof over your head is a cornerstone of a well built home...and you deserve the peace of mind knowing that your roof is in top condition.

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