39-41 Washington Square - slate roof conditions report by roofer
May 3,2019
Slate Roof
39 -41 Washington Square North
Salem, MA 01938
To whom it may concern,
Below is my summarization of the current condition of the slate roof at 39-41 Washington Square North, Salem, Massachusetts.
My name is Kevin O’Keefe and I have worked in the roofing industry for over thirty years. While I certainly have not spent the entirety of my roofing career on slate roofs. I have installed,
repaired and replaced many slate roofs and feel confident in my opinion of the condition of the slate roof on this building.
I am told by the current owners that the building was built in 1826. If correct that date puts the age of the building at around 193 years old. There is little doubt in my mind that
most of the slate tiles (60-80 percent) on the roof today are original to the building. There is limited roofing industry literature or examples that suggests even the absolute best
slate tiles can withstand almost 200 years of service in the weather conditions we experience in the north east.
Any attempt to reclaim any of the slate off of this roof would be a labor intensive and cost prohibited endeavor. Reclaiming tiles would require complete slate roof removal with whatever
good tiles found sorted by hand incorporated into new slate roof. It would be nearly impossible to find new slate to match reclaimed slate coloring. The end result in this process would
ultimately leave the building with 200-year-old tiles in place with the expectation of another 100 years of service. There is no scenario in this process that I would support.
There are currently four or five different colors of slate tiles on the roof. There are green, grays, black and mottled gray tiles in various areas over the entire field of the roof.
It is my opinion that the original roof was entirely shale grey tiles. The multiple areas with different colored tiles to me represent the many repairs made to this roof using differing
slate tiles over the years.
There are currently many broken, cracked and/or missing slate tiles on the roof. There are currently broken roof tiles that have fallen off the roof and onto the ground below and also
tiles that have fallen onto smaller lower roofs below. Falling slate roofs tiles are without question a danger to pedestrians near the building and also damaging the flat roofs they
are currently falling onto. The condition of some of the slate (20 percent) on the roof is shale like, with some tiles flaking and crumbling to the touch. Such slate conditions represent
end of realistic service life expectations.
Continued Below
There are currently rotten pieces of steel left in place on the front roof facing Salem Common. This steel was at one time part of a snow fence that protected life and property on the
Salem Common side of the building. Not currently have any snow fence protection has left the entire front slate roof eave open to a constant beating from the weight of falling/sliding
snow and ice/icicles. The front roof eave has multiple broken, missing and damaged tiles as a result of no snow fence protection.
Having no snow fence protection with a slate roof of this size without question creates a safety hazard for pedestrians/property on and near the sidewalk below.
There are currently two glass roof access hatches on the roof that are in total disrepair. Both the roof hatches have multiple breaks in the glass and require total replacement.
Most all of the wood work on all four roof dormers are plagued by peeling paint and/or missing wood trim work. In some instances, metal has been placed over missing/damaged wood work.
There is also painted metal flashings nailed over rotten and or missing wooden crown molding’s on roof eaves.
We (O’Keefe Brothers Construction) have worked repairing this roof for many years. The current building owners and owners before them have always to my knowledge addressed immediate
roof issues to remedy active roof leaks and dangerous roof situations. The building owners have literally spent thousands of dollars with us over the years addressing such situations.
Due to the height of the building and the roof/wood work replacement involved. it is my opinion that the building be professionally pipe staged and the existing roof completely replaced.
I further believe at the same time and while safely staged at that height, all failing/missing wood work be addressed.
I do not believe that asphalt shingles have the appeal, appearance or performance characteristics of real slate. I do believe however that the cost of replacing this roof with asphalt
shingles is the most affordable, functional approach for the current building owners. Asphalt shingles are currently installed on many neighboring buildings that at one time likely
had slate roofs. Asphalt shingles also do not require the constant maintenance costs that comes with any slate roof.
There are some manufacturers that produce composite slate tiles that are not quite as expensive as real slate but deliver the appearance and performance of real slate and may be considered
an appropriate option.
I grew up around the Salem Common. I have been a firefighter in Salem for twenty-five years. I have a profound respect for the design and craftmanship of the many beautiful buildings
we have in Salem. I do not suggest that we remove this slate roof for the sake of removing a slate roof. The slate roof has served this building well for almost two hundred years. The
time has simply come for it to be replaced entirely.
Respectfully,
Kevin O’Keefe
O’Keefe Brothers Construction
397 Linebrook Road
Ipswich, MA 01938
Phone 978.836.8026