What About Roof Inspection?

When buying or selling a home, the roof must pass inspection. Here are some things an inspector commonly looks for to make sure the roof is in adequate condition:

• The first thing an inspector looks for is the age and overall condition of the roof. A composition roof, the most common material, will be good for 18 - 24 years. After that time the material becomes brittle, and protective ceramic granules begin to slough off.

• Has the roof been storm damaged? Hail is the greatest threat to a roof. Large stones (golf ball or larger) can bruise or puncture a shingle, shortening its life significantly. Hail damage constitutes an insurable loss and a full replacement is usually required to pass inspection.

• Is there significant granular loss? Older roofs (usually more than 12 years old) tend to have a noticeable degree of granular loss. This loss is accelerated if the roof has been damaged by hail or if there is insufficient attic ventilation, causing excessive heat buildup which causes granules to slough off.

• Are penetration flashings in good condition? Plumbing pipes, which penetrate the roof, must have a protective flashing around them to protect against water entry. A rubber boot snugs against the pipe, providing that protection. If the boot is cracked or has shrunken it should be replaced.

• Chimney, Skylight, and Other Flashings: Wherever a hole has been cut in the roof, the edges must be properly sealed. Inspectors look to see if the flashings (usually galvanized metal strips) are properly fastened to the decking, as nails tend to back out over time.

• Are there any missing or cracked shingles? Frequent offenders are areas where overhanging tree limbs have rubbed the granules off the shingles.

• Roof Overlays: Some roofs have been installed on top of an older roof, as opposed to having removed the old roof before new installation. This was common practice 15-20 years ago, but inspectors are becoming more reluctant to pass an overlay, especially if the bottom layer is wood shingles. Some insurance companies will not insure a wood shingle overlay.

• Dry Rot. Inspectors usually require replacing areas where wood is continually exposed to moisture and has caused the wood to rot. Deck surfaces in valley areas, fascia boards around the perimeter of the roof, and soffit boards are the most susceptible to dry rot.

Unless the inspector recommends a full replacement, most roofs can be repaired for a few hundred dollars. Alltex will provide an inspection and a cost proposal based on the inspector's report at no cost.