Have you ever had some one to request, or warn, you to check your shoes or boots (for feces, gum, mud, etc.) before entering their house? I have on several occasions. This may be an occupational hazard or it may be that I just look like the type of person that routinely steps in feces, gum, or mud.
Plumbing vent flashing
Most home owners also have another set of boots to be concerned about. The flashing that surrounds the plumbing vent pipes where they exit the roof, and prevent water from leaking around these penetrations, are also referred to as “flashing boots”. These boots are usually made of rubber, but some are made of lead. The rubber boots are normally good for 3 to 5 years, where the lead boots are expected to last 20+ years. The sun’s UV rays, as well as other environmental conditions, cause the condition of the plumbing vent flashing to deteriorate over time. As they deteriorate, the plumbing vent flashing is susceptible to water leaking into the attic and causing ceiling stains, decay to the roof decking, decay to the roof structure, etc.
Several years ago it was common to find numerous plumbing vents penetrating the roof surface. Section 903.1 of the 2006 International Plumbing Code (IPC) requires that vent system have at least one vent pipe that extends to the exterior. My opinion: The less roof holes the better. Section 904.3 requires that each roof penetration be made water tight with an approved flashing.
I suggest checking the plumbing vent flashing for cracks, deterioration, etc., at least once a year. This can normally be accomplished by walking around the perimeter of the house and viewing the flashing around the plumbing vents. If you are more adventurous-some, and are willing to risk injury and possibly even death, walk the roof to get a closer view of the plumbing vent flashing. On tall houses, or ones with unusual roof lines, binoculars may be needed to properly view the plumbing vent flashing. An additional option is to try to view the under side of the plumbing vent flashing from the attic (please be careful and do not step through the ceiling!). All you have to do is look for day light coming through cracks or openings in the plumbing vent flashing. Remember, this method works during the day so you night owls will need to adjust your schedule.
Rubber flashing boots can be purchased locally for less than $10 each at Lowes. As for who replaces the plumbing vent flashing boot is for you to decide. While this can be an “easy repair”, there is always danger when working on a roof and I have seen plumbing vent flashing that has been installed incorrectly and resulting in a roof leak. By using a professional roofer you are choosing some one that is used to working on roofs and has the experience of making this type of repair.
