[DangeloInspections]

Thank you for the kind words.....as many have said here, yes, the plumbing vents are flashed different down here then what we typically saw up north. Up north they were usually longer, (sticking up higher from the roof) then down here due to snow. They were usually installed with a rubber or neoprene gasket around the white PVC (or in some places black ABS) pipe.

Down here they are installed with lead flashing boots. The lead is flexible, and the top portion is bent into the interior of the pipe, thus protecting the home from possible moisture intrusion. Any rain that would hit this pipe would either go down the outside of it, and off your roof or into the pipe, where it would simply enter your drain system.

They use the lead here to protect the PVC from the harsh sun. On some of the older homes here in The Villages, I have seen the neoprene type. That has to be inspected well to make sure there is no damage from age, the sun, etc.

Problems with the lead flashings are rare. I DO find problems with them sometimes, even on new homes. On new homes I sometimes find the lead flashing not bent into the pipe properly, thus allowing rain to enter the attic and home. I have also found where the roofer "forgot" to bend the lead into the pipe and then you have even a more serious moisture and pest intrusion problem.

The biggest problem I find with the lead flashings are after a few years. If Palm trees, and overhanging tree branches are allowed to be over the roof, squirrels will get on to the roof and sharpen their teeth on the lead, thus making holes in this lead. I have in the worst cases actually seen almost ALL of the lead gone and the bare pipe sticking out of the roof with a nice donut shaped opening looking right into the attic. Rain gets into the attic, runs down the outside of the pipe and gets into the interior attic and wall. This can cause water damage, staining and mold.

This is why it is important to check the roof during an inspection. With the rare exception of a couple of really steep roofs on a few Premier homes, I always walk all over the roof and check each vent pipe. Squirrel problems are usually found on the older homes, but I have found all of the other problems mentioned during warranty inspections on one year old homes.

Someday when time allows I will post pictures of each of these conditions.

Hope that helps!

Respectfully, Frank