Originally Posted by
wildandblue
a lot of questions about your post. You have roof problems now, so stop worrying if you will have them later. A roof has no memory. If you fix it and fix it right there will be no further problems. However I need a lot more information. Is the broken rafter a 2x4? This is way undersized. Any explanation as to how it got broken? Did a tree limb fall on roof? Was it damaged from a heavy snow load or an ice dam? Is there insulation up there right under the roof or is it on the floor of the attic? Is the attic floor finished or do you have access to the floor joists? This kind of damage on a fairly new house is a big red flag. If he didn't maintain the roof or fix the break or the leak he probably neglected a lot of other important stuff too. You would be absolutely right to lower your bid or just reconsider getting involved with this house. Basically You want a 2x6 rafter 16" on center at the absolute minimum and covered by 3/4" of exterior CDX plywood. You would start from the low point, brace the roof boards, use a jack between the floor joist and this brace to raise everything back up level and then slip a new rafter underneath and tie into the wall plate and ridgeplate before removing the jack. Then you can cut out the old broken one. Then you got to patch the roof from the outside, all this moving around will have disturbed the shingles.
From: R55ree: Here is the inspection report:
ATTIC STRUCTURE:
The attic was accessed through a scuttle in the garage. The attic above the living
Space was insulated with loose-fill insulation, approximately 10-12-inches in depth.
Ventilation throughout the attic was provided by soffit and static roof vents. The roof
Structure consisted of two-inch by six-inch wood rafters spaced 24 inches on center
And OSB (waferboard) sheathing. Defect: There was a broken rafter over the west
Side of the garage that was causing a dip in the roof.
Because of the configuration of the framing, ductwork, personal belongings, and
Lack of catwalks, which limit access in most attics, it is usually not possible to inspect all
Areas of the attic. There were no visible roof leaks or moisture issues observed in the
visible attic space. The absence of visible indications of moisture is not necessarily
Conclusive evidence that the roof is free from leaks as many leaks only appear under
Certain weather conditions. During dry periods, it is very difficult to determine if visible
Stains are active leaks or old damage from a problem that has been repaired unless
There are obvious problems indicating a leak would be likely. The only way to be sure a
Roof does not leak is to inspect the underside of the roof during a heavy rain.