When you’re buying a home, there’s a ton to think about. There are so many concerns and issues to consider: from school districts to termites to flood zones. But it’s important not to overlook the roof.
Why Do I Need a Roof Inspection?
Roofs have a lifespan. Depending on the material the roof is made from, the quality of the installation, and the degree to which it’s been maintained, a roof can last from a decade to several times that long. But there is absolutely no way to know how long the roof of the house you’ve chosen has left, unless you have it inspected by a professional. You can’t tell by looking, and it isn’t enough to have documentation about when the roof was most recently replaced (although that will be an important part of the process). The only way to know how long it will be until you have to pay to replace your roof is to have a home inspector or a roof repair company come and take a look at it, BEFORE you finalize the contract. If your roof will need to be replaced imminently, or if it’s going to need thousands of dollars in repairs in order to keep your home safe and dry, you’ll want to know that up front.
What’s Involved in a Roof Inspection?
Your home inspector may incorporate a thorough roof inspection in their work, and they will definitely spend at least a little time evaluating the state of your roof. But if there are any problems uncovered in the process, or if you’re particularly concerned about the condition of the roof in your prospective new home, you can have a professional roofing contractor come out and make a deeper investigation. Either way, the person inspecting your roof will start by looking at the exterior of your roof, to look for:
- determine whether there are any missing shingles or tiles,
- check the condition of the flashing,
- look for any signs of structural unsoundness, such as sagging,
- check for the presence and condition of gutters and downspouts,
and they will look at the interior of the home for signs of:
- leaks,
- mold,
- ceiling stains or damage,
- missing or damaged attic insulation,
- signs of pests.
What Questions Should I Ask During or After my Roof Inspection?
Before your inspector arrives, they will probably ask some basic questions about your prospective new home, such as the age of the construction and the last time the roof was replaced or significantly repaired, so these will be questions that you will need to ask the seller (or ask your realtor to ask the seller). If your roof inspection is being done by a home inspector, rather than a professional roofer, you can ask them to pay particular attention to the state of the home’s roof during their inspection, and then you can ask if there was anything that they saw that might warrant a more detailed look by a roofing professional.
Once the inspection is complete, it’s a good idea to ask what issues or potential issues were found, how urgent the issues are, and what the approximate costs of repairs for those problems could be. It is not the job of a home inspector or a roof inspector to advise you on whether purchasing a particular home is a good idea – rather, they weigh in as neutral experts to highlight any potential concerns and to allow you to make a fair and informed choice about your purchase. So, once the issues have been laid out for you, along with potential repair costs, you’ll then need to ask yourself whether you still feel comfortable with your choice. Then you can ask the seller to either make the necessary repairs before the sale is finalized, or you can ask for the price to be reduced by a portion of the amount of the needed repair costs. (In many states, if an inspection uncovers significant roof issues, it’s grounds to back out of the entire contract, if that makes you more comfortable.)
Regardless of the outcome of a roof inspection, it truly is better to know what the situation is than to purchase a home without being aware of potential problems. To be on the really safe side, supplement a basic home inspection with a thorough inspection by a professional roofing company, so that you can feel as confident as possible with your purchase.