Bellingham Real Estate Inspection (King of the House): Flat Roof Leaks

The picture below is an interior ceiling area that is located right below a flat roof. By a flat roof, I mean a low-sloped roof --even a flat roof should be designed to have some drainage so the water runs off the surface. The flat roof in the photo, looking from above, did not look bad. But, from below, there was this obvious stain and another one nearby too. This visual evidence creates a dilemma. The question is: Does the roof presently have a leak, or has the roof been repaired since this damage occurred? If it has been raining, the inspector can get a clue if it is leaking by checking the moisture levels at the ceiling but, if not, then it is all a big guess. Especially, if there is ceiling damage like this, about the only thing to do is to call for further evaluation by a qualified roofing contractor familiar with flat roofs. An inspector who ignores this kind of staining, not knowing for sure but really hoping that the roof problems have been resolved, is taking a big risk.

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