What is a roof inspection?

A good roof is arguably the most important component of a home, as it is the primary defense against the elements. Its ability to shed water and protect the structure below is critical to preventing costly and often hidden damage, such as wood rot, mold growth, and compromised structural integrity. Regular maintenance, which includes clearing gutters, removing debris, and repairing or replacing damaged shingles, is essential to extending the life of a roof. Neglecting this maintenance can lead to accelerated deterioration and an unexpected major expense, making a small fix today a multi-thousand-dollar replacement tomorrow.

During a home inspection, common defects found on a roof can include cracked, curled, or missing shingles, which can allow water to penetrate the underlayment. Inspectors also frequently find problems with the flashing around chimneys, vents, and valleys, which are areas particularly susceptible to leaks. Other issues might include damaged gutters and downspouts that don't properly divert water away from the home's foundation, signs of improper or deferred maintenance, or simply a roof that is at the end of its serviceable life. While these are common issues, the severity can range from a simple repair to a full roof replacement.

A home inspector's roof inspection has inherent limitations. An inspector performs a visual, non-invasive inspection of the roof, and their ability to see the entire surface may be limited by the roof's pitch, height, or weather conditions. They are not able to see beneath the shingles to check the condition of the underlayment or the roof decking. Additionally, a home inspector is not a licensed roofer and cannot provide a certification of the roof's condition or a guarantee that it will not leak in the future. Their role is to report on the visible condition of the roof at the time of the inspection and recommend further evaluation by a qualified professional if they suspect a serious issue.

It is critically important for a homebuyer to follow their home inspector's recommendations before the removal of contingencies. The recommendations, particularly those for further evaluation by a specialist, are a direct result of the inspector finding something that warrants a deeper look. For example, if the inspector sees signs of a roof leak, they will recommend a licensed roofer inspect the area. Failing to do so before removing the inspection contingency means the buyer is accepting the risk and potential cost of whatever that specialist might find. This is the last and best opportunity for a buyer to gain a complete understanding of the home's condition and renegotiate the sale if a major issue is discovered.