Tile roofing systems are known for their durability and aesthetic appeal, often lasting decades when properly maintained. However, especially in Florida after a severe storm or hurricane, appearances can be deceiving. While the surface may look intact, hidden damage beneath the tiles—such as bent or loosened fasteners—can compromise the roof’s structural integrity and lead to significant risks. This is true for nailed and adhesive foam roofs and even the more common, screwed fastener roof.
One of the most concerning aspects of post-storm roof inspections is that many insurance adjusters and engineers fail to inspect for these hidden issues. This oversight not only puts home at risk of future damage but can also result in denied or insufficient insurance claims. That is why checking beneath the tiles for bent fasteners is critical—and why relying solely on insurance evaluations can be problematic.
The Hidden Danger of Bent Fasteners
After a storm, the fasteners holding tile roofing system in place can become bent or loosened, even if the tiles themselves appear undamaged from an overhead vantage point. These fasteners are critical to keeping the roof system intact, and when compromised, they leave tiles vulnerable to dislodging.
This issue is more than a structural concern. During high winds, dislodged tiles can become high-speed projectiles, causing severe damage to property, vehicles, and even people. Homeowners in Florida face an increased risk if these underlying issues are not addressed promptly.
Why Insurance Inspections Fall Short
While most homeowners rely on their insurance providers to assess damage after a storm, insurance adjusters and engineers often focus only on visible damage. They almost never lift tiles to inspect the fasteners or underlayment underneath, leaving significant issues undetected.
This lack of thoroughness stems from several factors:
- Time Constraints: Insurance adjusters are often tasked with inspecting numerous properties after a storm, leaving little time for in-depth evaluations.
- Surface-Level Inspections: Adjusters may only perform a visual inspection from the ground or roof surface, missing hidden damage beneath the tiles. In fact, they are often specifically instructed by the insurance carrier not to manipulate any of the tiles at all.
- Lack of Specialized Knowledge: Not all adjusters or engineers are roofing specialists. They may not fully understand the risks posed by compromised fasteners or the intricacies of tile roofing systems.
As a result, claims may be undervalued or denied altogether, leaving homeowners to shoulder the costs of repairs or face greater risks during future storms.
The Risks of Ignoring Bent Fasteners
Bent or loosened fasteners weaken the attachment of tiles to the roof deck, setting the stage for future damage. Over time, this can lead to:
- Dislodged Tiles: Compromised tiles can easily be torn away in subsequent storms, becoming dangerous projectiles.
- Water Intrusion: Loosened tiles expose the underlayment, increasing the likelihood of leaks and water damage.
- Structural Decay: Persistent water exposure can lead to wood rot, mold, and costly structural repairs.
Addressing these issues promptly is crucial, yet they often go unnoticed until significant damage has occurred.
Why Professional Roof Inspections Are Key
Given the limitations of insurance evaluations, it is essential to hire a professional roofing contractor for a comprehensive post-storm inspection. Unlike adjusters, roofing specialists:
- Lift Tiles: To check the condition of fasteners, underlayment, and decking.
- Identify Hidden Damage: Spot bent or loosened fasteners, cracked tiles, and other issues not visible during a surface-level inspection.
- Document Findings: Provide detailed reports and photographs to support insurance claims, ensuring homeowners receive adequate compensation.
By uncovering hidden issues, professional inspections not only protect the homeowner’s investment but also ensure safety and peace of mind.
Advocating for Better Insurance Practices
Homeowners should advocate for more thorough inspections as part of the claims process. When dealing with insurance companies:
- Request a Detailed Inspection: Ask your adjuster to investigate beneath the tiles or hire an independent contractor to provide a second opinion.
- Provide Evidence: Use photographs and reports from a professional roofer to substantiate your claim.
- Challenge Denials: If your claim is denied based on surface-level observations, push back with evidence of hidden damage.
Conclusion
The failure of insurance adjusters and engineers to check beneath tile roofs for bent fasteners after a storm is a significant oversight that can have long-lasting consequences. By prioritizing a thorough inspection, homeowners can catch hidden damage early, prevent future risks, and ensure their insurance claims are handled fairly.
Investing in a professional inspection is not just about protecting your property—it’s about safeguarding your family and community from the dangers of dislodged tiles. Don’t leave your roof’s integrity to chance or rely solely on insurance evaluations. Take proactive steps to ensure your tile roofing system remains secure and resilient, even in the face of severe storms.
Chris Carey, ESQ.
