The Hidden Costs of Overlooking Roof Membrane Damage

Welcome back to our blog, where we will share insights to help you navigate the complexities of home ownership in our beautiful state of Florida. Today, we are sharing a story from a recent inspection that underscores the importance of thorough inspections, particularly when it comes to tile roofs and their underlying waterproof membranes.

Dream Home Turned Nightmare

John, a recent Florida transplant, fell in love with a charming home with a tile roof that appeared to be meticulously maintained. The allure of this home, combined with the roof’s aesthetic appeal, made the decision to purchase easy. He thought that since he was paying cash, it would simplify the process, making the whole transaction easier on himself and he would shop insurance for the home after he moved in. His dream, however, quickly soured after he moved in and discovered that the waterproof membrane, beneath the tiles on the roof of his new home, was significantly damaged and that those loose and damaged tiles, he already knew about and thought he would just quickly replace, were not the only problem as he discovered several additional cracked tiles on the roof after moving in….all of these things presented a much bigger problem than he thought.


The Uninsurability Dilemma

He was taken aback when multiple insurance companies refused to offer coverage for his new home. The reason? The compromised integrity of the roof’s waterproofing layer posed too high a risk. Insurers in hurricane-prone environments are particularly cautious about the potential for water damage, making the insurability of homes with such vulnerabilities a critical issue. He was unable to get insurance for the home and the cost of the new tile roof would be greater than $30,000.


Responsibility and Solutions

Faced with the significant out-of-pocket expense for roof replacement, he tried to understand who was responsible for this oversight. Here’s what he found:

  • Seller’s Responsibility: Typically, sellers are expected to disclose known issues. However, proving that the seller was aware of the membrane damage can be challenging.

  • Buyer’s Due Diligence: Buyers are encouraged to conduct thorough due diligence, which may include specialized roof inspections, especially for older homes or those with tile roofs.


Preventative Measures for Future Homebuyers

John’s story serves as a vital lesson for prospective homeowners. To avoid similar pitfalls, consider the following:

  • Specialized Roof Inspections: Invest in a roof-specific inspection from a company experienced in tile roofs and waterproofing systems, in addition to a thorough general home inspection.

  • Insurance Pre-Qualification: Before finalizing the purchase, verify that the home can be insured. Some insurers may offer a preliminary assessment based on the detailed inspection reports from both a general home inspection company and a specialized roof inspection company.

  • Negotiate Repairs: If issues are identified, negotiate repairs or a price adjustment with the seller before closing.


Bottom Line

This client’s ordeal highlights the critical importance of not just falling in love with the aesthetics of a potential home but also ensuring its fundamental components are sound. For those considering homes with tile roofs, remember: the beauty of the tiles is only a dependable as the membrane that lies beneath them. Don’t let the dream of homeownership be compromised by unseen risks.


We’re Here To Help

Feel free to call us if you have questions at 407-319-4608. You may also schedule your inspection or find additional information on our website.


*Image from Shutterstock