El Niño is coming. Many people simply associate this year’s pattern with the expectation of heavy rains in our area. As a real estate professional, my concern for Winter 1997 is an increase of both roof and drainage problems.

I have recently worked with four properties that needed extensive drainage and/or roof repairs. Three of them involved sellers whose homes I was helping prepare for sale. Fortunately, each took my advice and ordered inspections prior to marketing. It was found that all three had drainage deficiencies serious enough to warrant additional inspections by experts. Having this information allowed us to get competitive bids and saved the sellers money.

A new roof can cost from under $4000 to over $10,000. New gutters and downspouts add to the bill. Drainage may run as low as several thousand dollars to more than $20,000. With this kind of money at stake, these problems must be taken seriously.

Read the Transfer Disclosure Statement

State law requires, with a few exceptions, that buyers receive a document from the seller answering specific questions about the property, including roof and drainage. If the seller has indicated problems in either category, make sure to have them carefully investigated.

Even if the seller has not declared them as problems, roofs and drainage are two items that deserve high priority during home inspections. If you are not qualified to inspect a home on your own, it essential to obtain the services of a competent inspector.

Dealing with drainage

Drainage is complicated and requires high quality experience and proficiency.

There are numerous contractors out there who are willing to inspect and deal with problems outside their scope of expertise. Do not hire just anyone.  An experienced Realtor will be able to provide you with names of engineers and contractors who can assess the situation.

There are three basic questions you need answered:

• If there is a drainage problem, how serious is it?
• What are the repair options?
• What is the cost for the various possible fixes?

The first step is to hire an engineer or drainage contractor to look at the site. He or she should write a report and draw a diagram that includes the detailed specifications on which contractors will base their bids. You may save a few dollars by getting a verbal report, but this is a false economy. With written report in hand, get two or three bids on the work to be done.

You will find that there are numerous possible solutions and bids for each situation. In most cases, neither the expert who prepares the report nor the contractor hired to complete the repairs will guarantee to totally solve the problem. They will do their best, but determining the exact path of water is a not an exact science. Sometimes, more work is needed, at an additional expense, after the drainage system doesn’t function as well as anticipated. Often this means opening up and digging deeper.

Roof Repairs

An inspector generally includes the roof in his examination of the home. I usually wait until after the initial once-over to see if he recommends further inspection by a licensed roofer.

At other times, however, I suggest a roofer’s inspection concurrent with the general home inspection. This was the case with a transaction I have currently in escrow on a house that was represented as having no roof leaks. Because the roof has a very shallow pitch, and based on previous experience, I suggested to my buyers that they invest $75 in a roof inspection.

As it turned out, the roof needs considerable repair, after which it might last three to five years. Without these repairs, the buyers stood a good chance of roof leaks this winter, their first in the home.

Gutters and downspouts are, of course, part of the roof system and need to be thoroughly inspected as well. Both are also related to drainage problems. This can happen when water from downspouts is allowed to discharge next to or near the foundation. This is a situation I see frequently. Good home inspectors point this out during their inspections.

Not all homeowners understand that water from gutters and downspouts needs to be led away from the foundation, preferably by directing it into a drainage system. Over time, if this is not taken care of, it can lead to mold, mildew, pest control damage and, worst of all, rotation of the foundation.

Pest control work and roofs

It is not uncommon for a pest control report to say that part of their work will disturb the roof and that it is the homeowner’s responsibility to repair the damage. The average seller does not realize this will be an additional expense which can be determined only by having a roofer bid on the disturbed section of the roof.

If this also slips by his agent’s attention, it can lead to unpleasant, last- minute arguments between buyer and seller over who will pay. If the work is overlooked, or not done, it can result in a leaky roof and possible interior damage.

Scheduling

As winter approaches, you need to allow a sufficient lead time for drainage and roof inspections, bids and repairs. Predictably, most homeowners wait until the rainy season to call in these professionals, which, in turn, gets them further backed up in their work.

Drainage contractors and roofers prefer to work in dry weather. It can be difficult, or too dangerous, for them to work in heavy rains. Foul weather can also set them back in their scheduling.

Final thoughts

Drainage and roofs are expensive systems to repair. This is why they require your close attention. Money you spend on inspections is a worthwhile investment.

When deciding which bids to accept for roof or drainage work, remember that cheapest is not always the best. Conversely, the highest bidder may not be the most skilled. Hire only those who come to you based on a history of positive recommendations.

Related Articles: Check Drainage and Home Inspections, Part 1, and Part 2