COMMON

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COMMON NON-STRUCTURAL FAILURES
State of Michigan P.A. 54 Approval
Pending Class Category Specialty Registration
Category BI or Bo/PR but no inspector
registration Hours Approved 3 Instructor
Larry Pickel Approval 121
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DISTINCTION BETWEEN CONSTRUCTION RELATED FAILURES
STRUCTURAL
NONSTRUCTURAL
Relates to the primary structural framing
system Failure to carry or transfer imposed
loads Result is partial or total collapse of
the structure Primarily related to footings,
foundations, beams, rafters, trusses and joists
Relates to either nonstructural or localized
component elements Failure results in
additional hazards to occupants short of total
collapse Begin as problems, maintenance
issues Eventually may grow to become a
structural failure
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STRUCTURAL
NONSTRUCTURAL
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Many nonstructural failures will eventually
become structural failures given enough time and
lack of attention
STRUCTURAL
NONSTRUCTURAL
Many nonstructural failures will remain so if
addressed in a timely manner by competent
personnel
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FACTORS CONTRIBUTING to CAUSES of NONSTRUCTURAL
FAILURES
LAPSES or CARELESSNESS Lack of proper
coordination general negligence conscious risk
taking
IGNORANCE Lack of sufficient information lack of
competence lack of supervision or precedent
RISK
ECONOMY In first cost in maintenance
UNUSUAL OCCURRENCES Earthquakes extreme storms,
fires floods explosions sabotage
Based upon The Nature of Structural
Design Safety Blockley, D.I.
Building Failure McKaig, Thomas H.
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RELATIONSHIP OF MAIN CODES DEALING WITH
NONSTRUCTURAL FAILURE
B 101.4.5 B 102.6 B 103.3 B 3401.3 3.2
IBC
IPMC
B 101.4.6 B 102.6 B 201.3

IFC
R 102.7
IRC
R 102.7
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B 101.4.5 Property maintenance. The provisions
of the International Property Maintenance Code
shall apply to existing structures and premises
equipment and facilities light, ventilation,
space heating, sanitation, life and fire safety
hazards responsibilities of owners, operators
and occupants and occupancy of existing premises
and structures.
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B 101.4.6 Fire prevention. The provisions of the
International Fire Code shall apply to matters
affecting or relating to structures, processes
and premises from the hazard of fire and
explosion arising from the storage, handling or
use of structures, materials or devices from
conditions hazardous to life, property or public
welfare in the occupancy of structures or
premises and from the construction, extension,
repair, alteration or removal of fire suppression
and alarm systems or fire hazards in the
structure or on the premises from occupancy or
operation.
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R 102.7 Existing structures. The legal occupancy
of any structure existing on the date of adoption
of this code shall be permitted to continue
without change, except as is specifically covered
in this code, the International Property
Maintenance Code or the International Fire Code,
or as is deemed necessary by the building
official for the general safety and welfare of
the occupants and the public.
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IPMC
IFC
1
1
Administration
Administration
3
3
General precautions
Exterior /Interior
5-
6
6
PME
Services / systems
7
7
Fire resistance rated construction
Fire safety
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Interior finishes
CORRELATION OF PRIMARY CODE SECTIONS
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Fire protection systems
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Means of egress
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PM
CODE APPLICATION
Administration
IPMC 101.2 Scope. The provisions of this code
shall apply to all existing residential and
nonresidential structures and all existing
premises and constitute minimum requirements and
standards for premises, structures, equipment and
facilities for light, ventilation, space,
heating, sanitation, protection from the
elements, life safety, safety from fire and other
hazards, and for safe and sanitary maintenance
the responsibility of owners, operators and
occupants the occupancy of existing structures
and premises, and for administration, enforcement
and penalties.
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1
F
Administration
IFC 101.2 Scope. This code establishes
regulations affecting or relating to structures,
processes, premises and safeguards
regarding 1. The hazard of fire and explosion
arising from the storage, handling or use of
structures, materials or devices 2. Conditions
hazardous to life, property or public welfare in
the occupancy of structures or premises 3. Fire
hazards in the structure or on the premises from
occupancy or operation 4. Matters related to the
construction, extension, repair, alteration or
removal of fire suppression or alarm systems.
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PM
General
102.2 Maintenance Equipment, systems, devices and
safeguards required by this code or a previous
regulation or code under which the structure or
premises was constructed, altered or repaired
shall be maintained in good working order.
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CATEGORIES OF NONSTRUCTURAL FAILURES
FAILURE of MATERIALS Wood, masonry concrete
FAILURE of ENVELOPE or COMPONENTS Roofing, ice
dams, flashing, siding, EIFS
FAILURE of SYSTEMS Plumbing, mechanical,
electrical
FAILURE of FIRE SAFETY
MEASURES Occupancy, construction type, fire
resistance, fire protection systems, means of
egress
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CLASSIFICATION of ENGINEERING MATERIALS
CERAMICS
ORGANICS
IONIC BOND
COVALENT BOND
Inorganic, nonmetallic, crystalline
compounds Positive and negative ions in a stable
arrangement Chemically inert High melting
points Brick, tile, cement, stone, clays,
gypsum, glass
An organic, non-crystalline material Mutual
sharing of outer valence electrons Bond easily
altered by heat or force Low strength, low
melting points Wood, plastics Mainly carbon
hydrogen atoms also known as hydrocarbons. Hydroca
rbons arranged in long chains Natural wood,
cotton, wool, silk Synthetic thermoset thermo
plastic
COMPOSITES
Made of two or more materials from other
groups Usually one material acts as a binder, one
acts as a reinforcement Concrete, fiberglass,
alloy steel
METALS
METALLIC BOND
An inorganic substance made up of one or more
metallic elements Close packed, crystalline
structure Ions are stable within a dispersed
sea Strong, high melting points Copper, iron,
aluminum, zinc, tin
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COMMON NONSTRUCTURAL WOOD FAILURE
WHITE ROT
BROWN ROT
INSECT DAMAGE
Sometimes mistakenly referred to as dry rot a
misnomer since moisture is required for rot to
occur
OTHER
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MASONRY
FAILURE of MATERIALS
Ceramic material-clay or shale formed, dried and
fired Extruded (stiff mud) Major method of
production All bricks have similar chemical
compositions Clays all composed of silica and
alumina with metallic oxides in varying
amounts Brick construction considered
homogenous. Bonded into integral mass by mortar,
grout, steel. Behavior of the combination that
determines integrity. Assembly more important
than component. Interaction of materials
determines performance.
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COMMON NONSTRUCTURAL MASONRY FAILURES
CRACKING
WALL MOVEMENT
EFFLORESCENCE
LOSS OF INTEGRITY
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MASONRY CRACKING
Nonstructural cracking leads to structural
cracking Cracking associated with thermal /
moisture movement. Expansion contraction
cycle. Stresses built up in walls that must be
resolved. Wide variety of cracking patterns. Most
common are vertical and horizontal shear
pattern. Cracks typically open and close
cyclically. Damage always left behind. Unit
nature of masonry lots of edges and
surfaces. Inherent weak nature of the mortar /
masonry bond.
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Typical shear failure modes, both vertical and
horizontal. Vertical usually due to
settlement. Horizontal due to wind or
expansion/contraction cycles.
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Cracking associated with horizontal shear Between
upper wall and wall entering the ground Differing
rates of thermal expansion Cracks will take line
of least resistance
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Vertical / diagonal cracking at end walls
Usually due to thermal movement No tensile
strength in wall to pull end wall along
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Classic 45 shear crack pattern radiating from
atop a window lintel and near the end of the
building
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Common thermal / moisture masonry wall crack
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Thermal expansion crack showing loss of vertical
mortar integrity and opening for further damage
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Cracking associated with water penetration
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Cracks at or along areas near sills and
lintels Can be due to use of dissimilar
materials Can be due to poor detailing Can be
due to loss of integrity of lintel itself
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3
PM
Exterior / Interior
304.2 All metal surfaces subject to rust or
corrosion shall be coated to inhibit such rust
and corrosion and all surfaces with rust or
corrosion shall be stabilized and coated to
inhibit future rust and corrosion. Oxidation
stains shall be removed from exterior surfaces.
Surfaces designed for stabilization by oxidation
are exempt from this requirement.
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Thermal crack at mortar joint showing exposed
reinforcing
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Cracking associated with rusting or
iron/steel Corrosion of embedded metals creates
rust Expansive force builds up on surface of
metal Places pressure on surrounding masonry /
displaces it
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Movement begun by rusting of shelf angles and
lintels at perimeter of structure
Rusted shelf angle
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Window lintel corrosion causing movement
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Rusting lintels causing a swelling of the
surrounding brick surfaces
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MASONRY EFFLORESCENCE
Efflorescence is a process. Visible as a crusty,
white salt deposit leached to the
surface. Requires presence of salt and
moisture Salts are present in the mortar, bricks
and blocks.
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Salts are carried to the surface and left behind
after the evaporation of the water
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Efflorescence and water damage on brick steps
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Resultant loss of surface material due to
excessive efflorescence and moisture movement
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Internal efflorescence and damage due to moisture
migration
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MASONRY LOSS OF MASS INTEGRITY
Unit masonry, mortar and reinforcement act as a
unit and failure of any part usually results in
subsequent failure of the assemblage.
Localized failure areas caused by a variety of
sources.
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Loss of integrity due to moisture migration and
improper tooling of the joints
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Extensive loss of bond between brick and
mortar. Hard, low suction brick high cement
mortars improper tooling of the joints.
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Spalling and movement due to moisture penetration
of the masonry wall
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CONCRETE
FAILURE of MATERIALS
3 8
Air
Coarse Aggregates
Cement
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Water
Fine Aggregates
18 21
28 30
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COMMON NONSTRUCTURAL CONCRETE FAILURE TYPES
DUSTING
SCALING
CRAZING
CRACKING
BLISTERS
DELAMINATION
DISCOLORATION
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Some cracks do lead to progressive deterioration.
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CATEGORIES OF NONSTRUCTURAL FAILURES
FAILURE of MATERIALS Wood, masonry concrete
FAILURE of ENVELOPE or COMPONENTS Roofing, ice
dams, flashing, siding, EIFS
FAILURE of SYSTEMS Plumbing, mechanical,
electrical
FAILURE of FIRE SAFETY
MEASURES Occupancy, construction type, fire
resistance, fire protection systems, means of
egress
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COMMON NONSTRUCTURAL BUILDING ENVELOPE FAILURES
ROOFING
ICE DAMS
FLASHING
SIDING
EIFS
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Estimated that 99 of envelope failures involve
intrusion of WATER Some effects of unwanted
water on the building Adds weight to the
structural system Increases /alters load
distribution path Creates energy loss adding
to energy bills Wets materials as it
moves Damages building skin and
interior Creates new gaps and paths for air /
water Sustains rotting and corrosion of
materials Frequently hidden and silent
damage Degrades connections and
attachments Weakens connecting materials at
joints
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FAILURE of ENVELOPE or COMPONENTS
ROOFING
Common roofing system types BUILT-UP ROOFING
(Multi-ply) MODIFIED BITUMEN SINGLE PLY
MEMBRANE Elastomeric (EPDM) bonded by
adhesives Thermoplastic (PVC) heat welded
ASPHALT SHINGLES
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PM
Exterior / Interior
304.7 Roofs and drainage. The roof and flashing
shall be sound, tight and not have defects that
admit rain. Roof drainage shall be adequate to
prevent dampness or deterioration in the walls or
interior portion of the structure. Roof drains,
gutters and downspouts shall be maintained in
good repair and free from obstructions. Roof
water shall not be discharged in a manner that
creates a public nuisance.
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BUILT-UP ROOFING PROBLEMS
Old reliable commercial roofing system.
Buildings with low-slope or flat roof
structures. Started in the 1840's. Often
referred to as "tar and gravel" roofs. Multiple
plies of roof felts laminated together with
bitumen. Felts are organic-fiber, fiberglass, or
polyester felt. Top-surfacing or a glaze coat of
asphalt, gravel or slag. Some use a
granule-surfaced cap sheet.  
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Blisters are the result of a void created either
between the felt plies or the membrane and
substrate. Membrane surface then slides,
exposing bitumen / plies
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Splitting of a built-up membrane develops from
the bottom up. No real advanced
warning. General cause is a concentration of
stress. Insulation boards move, buildings
settle, substrates shrink and roofing cannot
accommodate the movement.
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Small hole (Possibly from a careless dropped
screw driver) in built-up roof with 72 Lb.
granulated cap sheet.
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Blisters in this asphalt mopped built-up roof membrane system caused from age and from standing water weight.
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Recent ceiling damage to the Unity Temple in Oak
Park, Illinois designed by Frank Lloyd Wright.
The result of a flat roof, decayed over time, and
drywall directly attached.
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MODIFIED BITUMEN ROOFING PROBLEMS
Asphalt-based, close cousin of the Built-up-Roof
(BUR) . Originated in Europe in the mid 1960's.
Used in the United States and Canada since
approx. 1975. Blend of synthetic rubberized
polymers with asphalt. Use of fiber-reinforced
base sheets. Increased resistance to brittleness
at cold temperatures. Numerous surfacing options
include a factory applied mineral surface, gravel
surface, cool roof coatings.
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Older version of a modified bitumen roof
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Example of seams done very well, smoothly
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Single largest problem - defective lap
seams. Open seams occur due to inadequately
heated asphalt. Positive bond rarely achieved
with lower temperatures. Membrane shrinkage is
another inherent weakness.
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SINGLE-PLY MEMBRANE PROBLEMS
Grown in popularity as a preferred commercial
system. Membranes are large, strong, flexible
sheets. Membranes are joined by adhesives or
heat welded. Predominately synthetic
polymer. Generally consistent quality of
membrane/accessories. Importance in following
manufacturers instructions. Many membranes
highly-reflective cool roof surface.
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Membranes prior to welding into monolithic seams
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Single ply PVC membrane roofing system
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Problems include shrinkage of the membrane,
especially in those laid loose or
ballasted. Durable bonds are difficult to
achieve with certain chemically inert
membranes. Incorrect flashings and failure of
flashings caused by shrinkage of the
membrane. Mechanical damage such as puncturing
from surface traffic, tools, and from below from
protruding fasteners.
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Flashing laid in a non-shingle fashion has failed
and begun to affect this early EPDM membrane roof
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ASPHALT SHINGLE PROBLEMS
Asphalt granules Slow the flow of water Reduce
the erosion across the shingle Shield the
asphalt from direct sunlight
Developed over a century ago. Originally organic
base of wood fiber and asphalt. Today
fiberglass reinforced shingles dominate market.
Available in basic three-tab
design Middle-range dimensional or laminated
shingle Thickest are top-of-the-line heavyweight
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BARESPOTS
Loss of mineral granules on the surface of the
shingle. Loosening of a protective coating
reduces shingle life. Granules protect shingle
from sunlight and slow runoff. Shingles become
porous where granules are washed off. May cause
shingle to leak into substrate material.
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Freeze / thaw cycles may accelerate in areas of
granule loss. Some damage may be caused by
workers / walking. Some loss due to storms /
hail. Some loss due to other conditions including
blistering.
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Massive area of loss from multiple factors
including weather
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An under-ventilated attic, showing the roof
surface granule loss from being baked from
beneath.
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BLISTERS
Small areas of bubbling shingle surfaces. Tops
usually loose granules and begin to expose
substrate. Some manufacturers claim blistering is
aesthetic only. Some insist it is not a
manufacturing defect.
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Potential shingle wear pattern at blister
sites. Characteristic of granule loss at these
areas. Estimated by some 5 - 15 shingle life
reduction.
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Blister has deteriorated and popped exposing
substrate.
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BUCKLING aka. FISHMOUTHING
Distortion of the shingle generally in the
center. Curves upward in similarity to the mouth
of a fish. Isolated cases can occur when nails
are under-driven. Isolated cases also occur when
nails back out of a deck.
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General views of a fish mouth buckling pattern
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Larger areas usually indicate a systemic building
problem. Usually combination of roof moisture /
ventilation defects. Occur typically over butt
joints between individual shingles.
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Excessive under-roof moisture usually
suspected. Poorly or un-vented attic of roof
cavity. Moisture escapes at the joints and at the
surface mid-tab. Moisture loss uneven and leads
to an isolated raised portion.
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CLAWING
Leading edge of the shingle strats to draw under
itself. Creates a clawing like
profile. Typically as shingles age - generally
only near end of life.
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Diagram of typical clawing pattern
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CRACKING
Actually a tearing of the shingles in most
cases. Cited by some as the principal current
problem with fiberglass-based roof
shingles. Some due to lack of compliance with
ASTM Standards. Fiberglass mat may lack tear
resistance capability.
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Variety of patterns horizontal and vertical.
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Also possible due to excessive bonding of
adhesives. Creates a single, large, stiff roof
membrane diaphragm. Roof is not resilient, is
unable to flex with movement. Freeze / thaw
temperature cycles important variant.
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CUPPING
Raised edges curl downward leaving concave
center. Normal wear pattern showing up on shingle
with age. Shingle has become fragile and near the
end of life.
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Extremely fragile, cupped edges.
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CURLING
Curling up at the edges of the shingle tab. Again
usually due to aged, worn out shingles. Curled
and cupped shingles may be present on same roof.
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Cupped and curled roofing surface
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GROWTHS
Algae, fungus, lichens, moss all may grow on
shingles. Hold moisture against the roof
surface. Accelerate deterioration during freeze /
thaw cycles. Much more than a simple cosmetic
issue.
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Moss related to absence of sunlight / presence of
shade.
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Lichens much stronger to grip than moss. Cleaning
process risks more harm to shingle surface.
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A roof in need of complete replacement showing
growth along with advanced shingle decay