Failing, or merely old
One roof, eight findings, and only four of them need money now.
This is a real assessment with the address removed. A company that reads all eight in one breath sells a replacement. The split is the whole difference.
Step flashing at the chimney
Failing
Rusted through at two courses and the counter-flashing has pulled out of the mortar. This is where nearly every leak in Cleveland actually starts.
Valley metal, north side
Failing
Perforated where the two planes meet. Water is getting to the deck and the sheathing beneath is soft to a probe.
Pipe boots
Failing
Rubber collars split by UV. A twelve dollar part that causes a two thousand dollar ceiling.
Shingles, south slope
Old
Granule loss and some curling at the edges. Twenty-two years on a twenty-five year shingle — old, but it is not letting water in and it will see another two or three winters.
Ridge vent
Old
Working, if undersized for the attic volume. Worth correcting when the roof comes off. Not worth a visit on its own.
Gutters and downspouts
Old
Sagging at two hangers and one downspout discharging against the foundation. A morning's work whenever it suits, and not a roofing job.
Deck sheathing, north valley
Failing
About twelve square feet is soft. It has to be cut out and replaced, and it is the one item on this list that cannot wait.
Ice and water barrier at the eaves
Old
There is none. That was normal in 1998 and is not now. It goes in when the roof is replaced, and until then it is a reason to keep the gutters clear.
On this house the recommendation was a repair: flashing, valley metal, pipe boots, and twelve square feet of deck. About four thousand dollars against fourteen for a full re-roof, and another two or three winters before the shingles need doing.