Soft spot

Soft spots develop from two sources in NC: long-term slow leaks that wet the OSB or plywood from above (usually around failed flashings, deteriorated pipe boots, or areas missing ice-and-water shield), and from moisture intrusion through inadequate soffit ventilation during NC's high-humidity summers. A soft spot found during tear-off gets documented, cut out, and replaced with new sheathing — it becomes a line item on the supplement because the extent cannot be known before the old shingles come off.

On a storm-damage replacement, soft spots are almost always a supplement item rather than part of the original carrier estimate. No scope can know what is under the shingles until they are off. We photograph every soft spot found during tear-off, measure the affected area, and submit the supplement line item with photos and square-footage documentation before closing the deck back up. Carriers rarely argue soft-spot replacement once photos are in the file — the damage is visible, the code requires solid continuous decking, and the photos make it straightforward.