Damaged part of a roof covered with plastic

[Mike Blake]

Hello,

I have a request for a foreclosed FHA purchase on a house with hurricane Ike wind damaged to the front area of the roof. There is also sheetrock damage due to water leaking inside. The damaged roof part is covered and this is a two story home. The home inspection report recommended a roofer to estimate the damage and sheetrock repair needed. My question is should I do a cost to cure for the entire roof? I know we are not in the insurance business but most insurance companies do not replace parts of a roof. They replace the entire roof. I dont see another way of doing this since I cant see the damaged area of the roof. I didnt see obvious rotted or water stained plywood in the attic but then again Im no roofer. Thanks in advanced everyone.

 

[Webbed Feet]

Ok, we need to think about this one. Hurricane Ike was how long ago? ... Early September of 2008? ... So that roof has been leaking for five months without repairs. You know damage has gone far beyond just the roofing by now. Point in fact, you observed and have a report of interior wall water damage. That is only what can be seen. You didn't bother to mention if this was so far only the upper second floor or all the way down to the lower main level. You did not describe the extent of the visible damage to us at all.

There is also sheetrock damage due to water leaking inside.

The above could mean one small area. It could mean entire rooms. You give us no perception of the scope of damage you are seeing. You have roofing damage that not only can you not inspect it, you have no report of any kind detailing what is going to have to be done and what doesn't have to be done. Plus, very likely, there is going to be hidden damage found once somebody starts taking those walls down for replacement if this is anything beyond minor.

Do you believe FHA wants you to be taking wild *** guesses about damage and estimating "costs to cure" based on your wild *** guesses? Call your local HOC. You may need to be seeing some serious inspections before you complete your report. Unless FHA wants to allow a bunch of EA's assuming damage you still don't comprehend the extent of. A "cost to cure" estimate has to have some credibility. If you are not ready to meet that challenge, stand your ground with your client until people get the needed third party inspections that allow you to be credible. Or work out a combination of assumptions and inspections with your HOC that both you and they feel will meet credibility for the SOW and intended use.

http://www.inspection-perfection.com/main/pages/wood%20rot.htm

http://www.ohiohistory.org/resource/histpres/docs/WoodRot.pdf

http://southcountyroofing.vflyer.com/home/flyer/home/1690740

 

[Mike Blake]

Thanks for the response webbed feet. Please read my thread again...I recently edited the part about the inspection report.

 

[Webbed Feet]

I edited mine now for you too..

 

[Mike Blake]

Yes, your right the water damage does go down to the first floor in the foyer area. I see what your saying about the hidden water damage factor that needs to be addressed with inspection reports and cost estimates. Thanks a bunch for you help.