Roofing Report presented at V2 annual HOA meeting on March 6, 2010

The roofing report from Louis Hunt is 37 pages long. Pages 1-6 explain the work that he did and his findings. Pages 7 - 37 are pictures to verify his findings. This blog merely describes the pictures rather than present the actual pictures. If you would like to see the actual and complete report, please be sure National Property Services has your e-mail address and you will receive a coopy electronically. Their phone number is 480-443-5566.

TILE ROOF INSPECTION REPORT
Prepared for:
Ms Ashley Hammer
National Property Services
P.O. Box 31176
Phoenix, Arizona 85046
March 4, 2010
PRM Project #3405-10008

Page 2 of 37
March 4, 2010
Reference: Tile Roof Survey
Villages Two
Scottsdale, Arizona
PRM Project #3405-10008

1.00 ABSTRACT
1.01 A survey of the tile roofs was conducted on the above referenced facility on
March 1 and 2, 2010. Six buildings were selected by the HOA Roof Committee
to be inspected:
• 9115 (Units 101 thru 206)
• 9115 (units 115 thru 220)
• 9125 (Units 107 thru 214)
• 9460 (Units 101 thru 206)
• 9460 (Units 115 thru 220)
• 9465 (Units 115 thru 220)

The survey was performed with the primary focus to:
• Assess the current roof assembly’s general overall condition.
• Identify deficient roof conditions impacting the waterproofing performance
of the roofing system.
• Develop recommendations for corrective measures to address deficient
conditions to bring the roofing assembly into a maintainable watertight
condition and/or for roof replacement.
1.02 This survey is based on visual observations of the tile roof conditions and does
not include any structural, stucco or flat roof evaluations. The observations made
during this survey are documented in this report, including an assessment of the
existing tile roofs general condition.
1.03 Deficient roof conditions are discussed within the narrative text of this report as
well as captioned photographs illustrating typical conditions observed.
1.05 During this survey test samples were taken from the tile roof underlayment.

Page 3 of 37
2.00 PROJECT INFORMATION
No. of Stories: 2 story
No. of Buildings: 6
Building Type: Residential
Roof Access: Ladder
Structure Age: Approximately 25 years
Building Configuration:
Buildings are two story residential construction on concrete slab foundations.
Walls are wood framed with exterior stucco finish. Roof assembly is wood truss
with plywood decking, single layer underlayment, and clay “s” profile tile roof
manufactured by US Tile.
Roof Systems Description:
Tile Roof:
High profile clay tile is installed with two different underlayment plies
found: 30 lb asphalt roofing felt and asphalt base sheet. Tile was found
nailed primarily every other row and in some locations every three rows.
3.00 EXECUTIVE SUMMARY/SPECIFIC FIELD OBSERVATIONS
3.01 Each building was inspected for tile underlayment and condition of tile
installation. Three inspections were conducted of the underlayment and wood
deck within the field area of each building. Data was recorded as to type and
condition of underlayment and to identify if any wood deck deterioration was
visible (Example: Photo 17). The underlayment found at the majority of the
inspections was a 30 lb asphalt saturated roofing ply. At buildings inspected at
9115 the underlayment was an asphalt saturated roofing base sheet.

Page 4 of 37
The underlayment was found to range from poor to bad condition. Multiple
conditions were found where tile coverage was poor or non existent leaving the
underlayment exposed to ultraviolet (UV) degradation and exposed to the
weather (Example: Photo 53). There was no wood deck deterioration found at
any of the field areas inspected at the six buildings. However, there was
deteriorated wood deck found where tile was missing and the underlayment had
disintegrated from being exposed to the weather (Example: Photo 170). As a
result the obvious deck deterioration no tile was removed for further inspection
because of concerns to be able to reinstall the tile to a weather tight condition.
The primary concern was for the deteriorated deck’s ability to retain a tile
fastener. Based on conditions observed at areas similar in detail it can be
expected that wood deck replacement will be necessary. Locations were mostly
at the ridge and perimeter sections of the roof.
The majority of deficiencies observed were voids in mortar due to deterioration
and tile coverage between top field tile courses and ridge cap tile (Example:
Photos 125, 127). This condition was extensive and occurred at every building
inspected. Such open areas allow water to enter and exposing underlayment to
UV degradation. These conditions have existed for several years.
Many field areas tile was found “Over-exposed” or “Stretched”. These are terms
used when tile has less than the three inch overlap of the adjacent tile. When
not properly lapped nail holes for securing the tile are exposed. An example of a
proper tile overlap is seen in Photo 152. The top of the tile has a three inch wide
brownish area caused by the overlapping tile. Less than three inches of overlap
exposed the nail holes and does not provide an adequate overlap necessary to
shed water. When installed in this manner (Stretched) it allows water to enter
between tiles and possibly manifest into a roof leak. A common cause for
stretched tile is not laying the tile in straight horizontal lines (Example: Photo
121).
Tile flashing at walls was found to be loose or open for water entry (Example:
Photos 38 and 39). Soil vent pipes have a lead roof jack that installed over the
PVC pipe and is indexed into the tile to create a weather tight installation. There
were pipes found on each building that lead jacks was not properly installed
allowing water to enter between the lead jack and the PVC pipe (Example: Photo
29). Scraps of tile were found buried under installed tile (Example: Photo 132).
These scrap pieces restricts water flow when water does enter under the tile
preventing it from gravity flowing freely off the roof.
Deficiencies found were uniform on each building inspected. No individual
building could be considered better or worse from another. Photographs
provided allow the deficiencies to be observed per building.

Page 5 of 37
Reviewing the photographs it will be obvious as to the common conditions
occurring. Provided is an index to the building’s photographs:
Building 9125 (Units 107-204) Photos 1 thru 31
Building 9465 (Units 115-220) Photos 32 thru 61
Building 9460 (Units 115-220) Photos 63 thru 88
Building 9460 (Units 101-206) Photos 90 Thru 128
Building 9115 (Units 101-206) Photos 101 thru 206
Building 9115 (Units 115-220) Photos 158 thru 186

4.00 RECOMMENDATIONS / BUDGETARY CONSIDERATIONS
An estimated life of a tile roof is primarily calculated on the quality of the
underlayment installed. When a high profile tile such as the “S” clay tile is
properly installed it is commonly considered that 80 percent of the water is shed
off the roof and 20 percent of the water breaches the tile reaching the
underlayment. The underlayment is the last measure of defense for shedding
water. Typically in the Arizona arid climate a 30 lb asphalt saturated roofing felt
underlayment will have a life expectancy of 20 to 22 years. Tile itself could have
a life expectancy of 50 years. It is common to replace tile underlayment prior to
the need to replace the roofing tile. Based on the current condition of the
underlayment it is at the end of its serviceable life. Deficiencies such as voids in
tile coverage, open areas at ridge tile lines allowing wind driven rain to enter
and, poor detail work at tile transitions can accelerate deterioration of whatever
water shedding capability the underlayment currently can provide. And, where
the underlayment is already excessively deteriorated can allow water to pass
beyond the underlayment and enter into the building. A reroofing program
should be implemented in a systematic process to address all buildings with
building/s scheduled first that present the most water intrusion problems.
Buildings not initially scheduled for reroofing should have conditions that allow
water to enter, such as poor sealing at pipe penetrations and open tile areas at
ridge lines, should be corrected to minimize the amount of water the
underlayment is required to shed. Buildings should not be considered water tight
until they have been reroofed.

4.02 BUDGET:
Removing and replacing tile with new underlayment can be estimated at $5.00
per square foot of roof area based on today’s market price. When designing for
reroofing it will be necessary to bring the exiting roofs up to current code
requirements. The current building code will need to be reviewed and applied to

Page 6 of 37
the reroofing specifications. Buildings undergoing repairs and maintenance until
reroofed should have an initial budget of $8,500.00 per building allocated with
an annual expense of $2,000.00 per building per year for ongoing maintenance
until reroofed.
Preliminary budgets for reroofing:
Smaller footprint buildings: $55,000.00 each X 8 buildings = $440,000.00
Larger footprint buildings: $70,000.00 each X 4 buildings = $280,000.00
Total $720,000.00
It is our recommendation that a discussion regarding the contents of this report be held
between the client and the author of this report if there are any questions. Our desire is
that the recipient of our report has a thorough and complete understanding of the
findings and recommendations prior to making any determination as to what action to
take.
Should you have any questions or comments regarding this report, please do not
hesitate to contact us at your convenience (480) 926-2700.
Sincerely,
Louis Hunt, RCI, RRO
Principal
Professional Roof Management

Village Two
Scottsdale, AZ
March 4, 2010
PRM 3405-10008
Photo 1 Bldg 9125 (Units 107-214)
Photo 2 Mortar at ridge deteriorated
Photo 3 Lead jack open, water entry point
Photo 4 No tile, open at ridge end
Photo 5 Tile poorly installed
Professional Roof Management
Photo 6 Open at field / ridge transition
Photo 7 Open at ridge end for water entry
Photo 8 Cap sheet laid over transition end
Photo 9 Metal flashing, poor condition
Photo 10 Improper tile lap
Photo 11 Field to ridge open at transition
Photo 12 Inspection of underlayment
Professional Roof Management
Photo 13 Underlayment single ply 30lb felt
Photo 14 Tile head lap 3”
Photo 15 Tear in underlayment
Photo 16 Underlayment lap 1.25”
Photo 17 No deck deterioration
Photo 18 Open to wood nailer
Professional Roof Management
Photo 19 Open to wood nailer
Photo 20 Condition behind chimney
Photo 21 Open top of tile metal flashing
Photo 22 Close up of open metal
Photo 23 Open to wood nailer
Photo 24 Poor tile coverage, open to wood
Professional Roof Management
Photo 25 Broken tile, open ridge ends
Photo 26 Broken rake tile, open wall flashing
Photo 27 Valley filled with debris
Photo 28 Flashing open allowing water entry
Photo 29 Flashing open allowing water entry
Photo 30 No deterioration found in deck
Professional Roof Management
Photo 31 Underlayment head lap 1”
Photo 32 Building 9465 (Units 115-220)
Photo 33 Northeast end of building
Photo 34 Typical field view of roof design
Photo 35 Field rows straight
Photo 36 Tile trash on roof
Professional Roof Management
Photo 37 Open to wood at ridge
Photo 38 Opening at tile flashing
Photo 39 Close up of opening
Photo 40 Tile flashing open at top edge
Photo 41 Opening at top of wall flashing
Photo 42 Close up of opening
Professional Roof Management
Photo 43 Tile debris buried under tile
Photo 44 Tear in underlayment
Photo 45 Underlayment head lap 2.25”
Photo 46 No deterioration of wood deck
Photo 47 Nails backing out of trim tile
Photo 48 Open to wood at trim tile
Professional Roof Management
Photo 49 Pigeon debris, screen missing
Photo 50 Wall flashing cracked at stucco
Photo 51 Open to wood at trim tile
Photo 52 Opening at trim tile
Photo 53 Close up of opening
Photo 54 View of tile ridge lines
Professional Roof Management
Photo 55 Opening at top of metal flashing
Photo 56 Close up of opening
Photo 57 Top row of tile not tight to ridge
Photo 58 Close up of tile opening
Photo 59 Exposed nail holes in tile
Photo 60 Inspection of underlayment
Professional Roof Management
Photo 61 No deteriorated wood deck
Photo 62 Buildings 9460
Photo 63 Bldg 9460 (Units 115-220)
Photo 64 Tile not properly lapped
Photo 65 Exposed nail hole
Photo 66 Underlayment and deck inspection
Professional Roof Management
Photo 67 Poorly installed tile flashing
Photo 68 Deteriorated mortar
Photo 69 Tile ridge line
Photo 70 Tile lines not straight
Photo 71 Tile debris in water drainage path
Photo 72 Open for rain entry
Professional Roof Management
Photo 73 Tile flashing at chimney loose
Photo 74 Missing tile, open tile areas
Photo 75 Tile debris on roof
Photo 76 Tile debris on roof
Photo 77 Broken & missing tile
Photo 78 Broken and missing tile
Professional Roof Management
Photo 79 Broken and missing tile
Photo 80 Opening between wall and tile
Photo 81 Open to wood at end of ridge tile
Photo 82 Open at ridge tile end
Photo 83 Opening in waterproofing in valley
Photo 84 Tile open at wall
Professional Roof Management
Photo 85 Open to wood deck
Photo 86 Missing rake tile, exposed wood
Photo 87 Tile chips open to underlayment
Photo 88 Underlayment and deck inspection
Photo 89 Building 9460
Photo 90 Bldg 9460 (Units 101-206)
Professional Roof Management
Photo 91 Typical roof view
Photo 92 Field tile not tight to ridge
Photo 93 Open to underlayment
Photo 94 Tile open at wall line
Photo 95 Opening in tile to underlayment
Photo 96 Open to wood nailer
Professional Roof Management
Photo 97 Open to wood deck
Photo 98 Tile open to underlayment
Photo 99 Mortar loose, open for rain
Photo 100 Inspection of underlayment
Photo 101 No deteriorated decking
Photo 102 Open for wind driven rain
Professional Roof Management
Photo 103 Improper tile lap, nail holes seen
Photo 104 Open to wood
Photo 105 Open to wood
Photo 106 Inspecting underlayment
Photo 107 Open to wood nailer
Photo 108 Deteriorated underlayment
Professional Roof Management
Photo 109 Loose rake tile
Photo 110 Open at tile/stucco transition
Photo 111 Open to wood nailer
Photo 112 Opening above tile flashing
Photo 113 Opening for wind driven rain
Photo 114 Open to wood nailer
Professional Roof Management
Photo 115 Improper tile lap, nail holes
Photo 116 Improper lead jack installation
Photo 117 Open above tile flashing
Photo 118 Inspection of underlayment
Photo 119 No deck deterioration
Photo 120 Uneven tile lines
Professional Roof Management
Photo 121 Uneven tile lines
Photo 122 Nails backing out of trim tile
Photo 123 Open at trim tile
Photo 124 Close up of opening
Photo 125 Open for wind driven rain
Photo 126 Roof jack not water tight
Professional Roof Management
Photo 127 Top tile does not fit tight to ridge
Photo 128 Open to underlayment
Photo 129 Building 9115 (101-206)
Photo 130 Underlayment inspection
Photo 131 Tile debris buried under tile
Photo 132 Tile debris blocking water path
Professional Roof Management
Photo 133 No deteriorated wood deck
Photo 134 Open for wind driven rain
Photo 135 Open for wind driven rain
Photo 136 Tile not properly lapped (Open)
Photo 137 Chimney flashing poor condition
Photo 138 Close up of chimney flashing
Professional Roof Management
Photo 139 Open at ridge tile end
Photo 140 Loose rake tile
Photo 141 Broken tile
Photo 142 Exposed nail holes
Photo 143 Open at ridge tile
Photo 144 Exposed nails, voids in mortar
Professional Roof Management
Photo 145 Field view ridge line
Photo 146 Underlayment inspection
Photo 147 No deteriorated wood deck
Photo 148 Straight tile lines
Photo 149 Open to wood
Photo 150 Void in tile coverage
Professional Roof Management
Photo 151 Open to wood
Photo 152 Example of proper tile lap
Photo 153 Improper tile lap
Photo 154 Open to wood at trim tile
Photo 155 Close up of opening
Photo 156 Open to wood
Professional Roof Management
Photo 157 Loose mortar at skirt flashing
Photo 158 Building 9115 (Units 115-186)
Photo 159 Deteriorated mortar
Photo 160 Open for wind driven rain
Photo 161 Underlayment inspection
Photo 162 No deteriorated wood deck
Professional Roof Management
Photo 163 Uneven tile lines
Photo 164 Old and new mortar
Photo 165 Open for wind driven rain
Photo 166 Area sealed with new mortar
Photo 167 Deteriorated mortar
Photo 168 Top tile not tight to ridge tile
Professional Roof Management
Photo 169 Poor tile coverage
Photo 170 Deteriorated wood deck
Photo 171 Broken tile
Photo 172 Poor tile coverage open to wood
Photo 173 Open to wood
Photo 174 Improperly installed roof jack
Professional Roof Management
Photo 175 Open to wood
Photo 176 Underlayment inspection
Photo 177 Underlayment poor condition
Photo 178 No deteriorated wood deck
Photo 179 Open for wind driven rain
Photo 180 Debris restricting water drainage
Professional Roof Management
Photo 181 Loose rake tile
Photo 182 Poor tile fit at ridge
Photo 183 Open for wind driven rain
Photo 184 Improper tile lap, nail holes
Photo 185 Exposed tile nail holes
Photo 186 Open flashing to chimney frame