Kelowna gets a lot of sun. That is great for the lake and the vineyards, and it is hard on a house. The sun hits your roof and walls for hours every day, then winter brings freezing nights. All of that adds up on the exterior of a home.
Here is what the sun and heat do to your roof and siding, how to spot it, and what you can do to slow it down.
1.Asphalt Shingles: Granule Loss, Curling And Cracking
InterNACHI, the home inspectors' association, says the primary force that deteriorates exposed asphalt is ultraviolet radiation. The small stone granules on a shingle shield the asphalt from the sun. As they wear off, more asphalt is exposed and the shingle breaks down faster. Sunnier climates, higher elevations and the slope and direction a roof faces all increase the UV a roof takes. Here is what to look for:
- Granules in your gutters. They wash down and collect in gutters and at downspout outlets. Some loss is normal over the life of a shingle. Heavy loss on an older roof is a warning sign.
- Curling and cupping. Shingles lose flexibility and the edges curl up or the middle cups.
- Cracking and brittleness. Brittle shingles crack, and wind can lift and tear off the weakest tabs.
- Missing shingles. Wind removes them most easily once the adhesive strip has aged.
Every curled, cracked or missing shingle is an opening for water to reach the roof deck underneath. Widespread curling and cracking usually means a roof is near the end of its life. You cannot put granules back on a shingle once they are gone.
2.Caulking
Caulking is a sealant, and it does not last forever. Check it around windows, doors, trim, vents and where siding meets other materials. If it is cracked, hardened or pulling away from the joint, it is no longer sealing, and water can get in behind the siding where you cannot see it. Replacing caulking is a small job when you catch it early.
3.Cedar Siding
Cedar is a natural product and it needs its finish. A stain or paint protects the cedar's natural oils from UV and keeps moisture out. When the finish wears thin, the wood is exposed. One cedar supplier recommends an annual or twice yearly walk around the house to look for cracking, loose boards and gaps at the joints, an annual cleaning, and refinishing roughly every two to seven years depending on the climate, the finish and how much sun the wall gets. South and west facing walls in the Okanagan sit toward the short end of that range.
4.Vinyl Siding
Vinyl handles sun better than many people expect, but it has limits.
- Heat. InterNACHI says extreme heat can make vinyl melt or distort, and that there have been cases of very hot reflections from nearby windows warping and melting it.
- Cold. In severe cold, vinyl can become brittle and is more likely to crack if something hits it.
Look for warped, wavy, loose or cracked panels, especially on walls that get strong afternoon sun or face a window across a narrow gap.
5.Maintenance That Helps
- Walk your property once or twice a year. Look at the roof from the ground, then check siding, trim and windows up close.
- Check your caulking. Re-seal cracked or open joints.
- Clean your gutters. Debris and loose granules collect there, and dry debris can also ignite in a wildfire.
- Replace damaged shingles and siding early. One cracked shingle today costs less than a leak next spring.
- Re-finish cedar before it is badly weathered.
- Be careful washing vinyl. Use a soft cloth or nylon brush with a mild cleaner. If you do use a pressure washer, keep the stream straight and level, because spraying at an angle can push water behind the siding.
- Check flashings. They protect every roof edge, valley and wall transition.
6.When Repair Is Not Enough
Every roof and wall has an end of life. If you see widespread cracking, curling, heavy granule loss or brittle siding, repairs can only do so much. A trained eye can tell you whether you have years left or whether to plan a replacement before it turns into an emergency.