Why is a roof inspection needed after a storm you did not see?
Because damage often happens out of view, and the first sign can be a leak days later. An inspection finds the damage before the next storm makes it worse.
Wind lifts the edges of shingles, and rain blows under them without any visible tear. A flashing that has been pushed out a few millimetres can let water in during the next rain. The homeowner may see nothing from the ground, and the first clue can be a drip in the kitchen a week later.
A storm inspection finds those problems while the roof is still dry and the repair is still small. It also records the condition of the roof before the storm's effects are mixed with later wear, so that the record is clear for any future claim or repair.
What did Sandy show about storm records on Long Island?
That damage can be widespread and that the record of a house matters. FEMA counted 95,534 buildings damaged or destroyed across Nassau and Suffolk counties.
FEMA figures for Superstorm Sandy, which struck on 29 October 2012, counted 95,534 buildings damaged or destroyed across Nassau and Suffolk counties. Of those, 38,189 structures had damage over half their value, and 182 were destroyed, with 117 of the destroyed buildings in Nassau. A regional newspaper report from December 2012 said Nassau was the most severely hit county in structural damage.
Those numbers show why a documented roof matters. A house with a dated record of its condition before and after a storm is easier to assess than one with no record at all.
What the report contains
The damage found, where it is on the roof, the photographs, the age of each area and the repair needed now. The report is written so the homeowner can give it to the insurer or keep it for a later repair.
The report lists each area of damage with its location on a simple diagram, a photograph and a short description. It states whether the damage looks recent, whether it appears to be wear, and what repair is needed. Areas that were already worn are noted as such, so the insurer can see the difference.
The report is also a plan. It says which repairs should be made now to stop further water entry, and which can wait for the next scheduled check.
- Each area of damage, with a diagram reference
- Photographs with a scale object and the date
- Recent damage separated from older wear
- Repairs needed now, and repairs that can wait
What the insurer decides, and what the roofer does
The insurer and its adjuster decide the claim under the policy. The roofer documents the damage and does the repair. The two roles should not be confused.
Your insurer and your policy decide what is covered. A roofer can document the damage and explain what the roof needs, but cannot decide whether the claim is paid. The adjuster may visit the roof, and the roofer's report is useful evidence at that visit.
A homeowner should not rely on a roofer's promise that a claim will be paid. The honest answer is that the insurer decides, and the report makes sure the evidence is in the file.
What to do before the inspection
Photograph the damage from the ground, note the storm and its date, and avoid climbing on the roof. Make only the repairs needed to stop further water damage.
Take photographs of the roof and the damage from the ground and from inside the house, before anything is moved or cleaned. Note the date of the storm, the wind speed reported if you have it and the time the damage was first seen.
The New York DFS guidance from the Sandy response advises that homeowners make only the repairs needed to stop further damage until the insurer inspects. Do not replace shingles or remove damaged material before the adjuster has seen it, unless it is needed to prevent more water getting in.
- Photograph the damage from the ground and from inside
- Note the storm date and the time the damage was seen
- Make only the repairs needed to stop further water damage
- Keep any damaged material until the adjuster has seen it
How often should a roof be inspected after storms?
After each severe storm, and at least once before the winter season. A short check after a storm catches the damage that a later storm would make worse.
A roof on the Long Island coast takes the weather of several nor'easters a season. An inspection after each one that brings high wind or heavy rain is a sensible habit, and it is quicker to fix a lifted shingle than a rotted deck.
The check before winter looks at the flashing, the gutters and the attic ventilation, since the winter ice dam risk named for the area depends on how the roof is ventilated and sealed.
