Why RV Roofs Need Inspected
A 3rd party RV inspection by an NRVIA Certified Inspector has become an essential element of every RV purchase. The roof inspection “on hands and knees” is one of the most vital parts of that inspection, and why the Inspector spends so much time up there.
A surprising number of RV problems start on the roof when membranes or roof seals have been improperly installed, damaged, or not regularly maintained. Roof membranes are a thin layer of rubber material over plywood, and are susceptible to damage or deterioration from improper installation, sunlight UV rays, bird droppings, tree sap, or damage from tree branches. I have even seen small holes in the membrane caused by bird beaks eating bugs or seeds off of the roof, I found those by being on my hands and knees on the roof.
A special RV sealant (not caulking, and not silicone) is used around the edges where the membrane meets the front or rear cap and side walls. Roof penetrations such as vents and skylights also have this lap sealant. It needs to remain pliable as the RV flexes during travel and temperature changes. Due to that movement, sealants are designed to be both sticky and flexible. The component of the lap sealant allowing it to be flexible is solvent, which can evaporate over time leaving voids, cracks, holes, or bubbles. Those gaps can occur within a few months and water can then seep through the roof membrane and cause severe damage to the RV, often unnoticed until many months later.
During your annual maintenance, those gaps need to be cleaned, and filled or covered with the same sealant product approved by the manufacturer (none of which is sold at Home Depot). However, the previous RV owner (even new RVs) may not have had those seals maintained. NRVIA Inspectors are trained to look for those gaps and potential water damage or ensure the proper sealant was used if the roof was maintained regularly. Some RV owners use the wrong sealant, which we can easily notice.
Another important reason for roof inspections is all RV roofs need to be washed at least annually, to remove dirt, droppings, and even mold that could cause premature deterioration of the membrane. Some RV roof material manufacturers require annual roof washing, and not doing so may void your warranty. The NRVIA trains its Inspectors to look for evidence of a roof that has not been regularly or unsuitably washed.
Damage to an RV as the result of an improperly maintained roof is rarely seen by buyers or sellers, nor by a Dealer’s PDI. Surprisingly, some inspections even exclude getting on the roof! The resultant damages (or potential damages) can include delamination, rotting walls or framing, and even mold, and can cost thousands of dollars and possibly render the RV unrepairable. Drastically lowering the resale value.
Avoid this disheartening news by having your next RV inspected by me at BJC RV Inspections and Repair Service or an NRVIA Certified Inspector near the location of the RV.
