Buying a home?
What a roof inspection should tell you.

Why a roofer, too?

Home inspectors cover a lot of ground in a few hours, and many look at the roof from the ground or a ladder. When the home inspection flags the roof, a roofer can tell you what it really needs and what it will cost.

What a roof inspection should cover

• The shingles or flat roof surface, up close.
• Flashing at walls, chimneys and skylights.
• Pipe boots and vents.
• Seams and edges on any flat or rubber section.
• The attic, where water stains on the roof boards show past leaks.
• Soft spots that point to a rotted deck.

What the report should give you

• Photo proof of every problem, not just a checklist.
• A clear rating: what needs fixing now, what to plan for, and what's fine.
• A price for any repairs.
• A price for a full replacement, so you know the worst case.

That last one matters. Even if the roof only needs repairs now, knowing the replacement number helps you negotiate and plan.

Timing

Most purchase agreements give you a short window for inspections. Call as soon as the home inspection flags the roof. We aim to be out within 48 hours and get the report back fast.

A real example

On an Elizabethtown home we inspected, the metal edge where a rubber roof met the shingle roof had lifted, with darkened wood underneath, and the attic showed water staining on the roof boards. That's the kind of thing a buyer wants to know before closing. See the photos.