7 Days to Understanding Your Home Inspection & What to look for during a Home Inspection.
Day 3: Roof & Attic Red Flags
What’s Above Matters Below
Why Roof Issues Demand Immediate Attention
Your roof is your home’s first line of defense. A failing roof leads to water damage, mold, insulation problems, and structural damage.
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Roof Problems: Time-Sensitive
Damage accelerates quickly, especially during storms
Major Roof Red Flags
1. Age and Life Expectancy
What to look for: Roof approaching or past expected lifespan (asphalt: 15-25 years; metal: 40-70 years)
Cost range: $5,000-$15,000 average home; $20,000+ for large roofs
My advice: If 3-5 years of life remain, negotiate for credit or replacement
2. Missing or Damaged Shingles
What to look for: Curled, cracked, or missing shingles; bare spots showing loss of granules
Why it matters: Vulnerable to leaks and indicates advanced wear
Cost range: $150-$400 per section; full replacement if widespread
3. Improper Flashing
What to look for: Gaps, rust, or missing flashing around chimneys, vents, skylights
Why it matters: Most common leak points
Cost range: $200-$500 per location
4. Attic Water Stains or Leaks
Any water staining means past or present leaks. I use moisture meters to check if active.
5. Poor Attic Ventilation
Leads to heat buildup (damages shingles) and moisture (causes mold and rot). Check for proper soffit and ridge vents.
How to Handle Roof Issues
Minor issues: Request repairs or $500-$1,500 credit
Major issues:
- Get 2-3 licensed roofer quotes
- Request full replacement before closing, or
- Negotiate price reduction equal to replacement cost
- Consider roof allowance (escrow held until work complete)
⚠️ Red Flag Alert: Multiple layers of roofing (roof over roof) is a shortcut requiring proper removal. Adds $1,000-$3,000 to replacement costs.
⚠️ Red Flag Alert: Asphalt installed over non-continuous roof decking. Requires removal of existing roof, installing continuous roof decking before installing new roof.
How to React When We Find Roof Issues
💡 Your Action Plan:
- Stay calm and take detailed notes
- Get 2-3 repair estimates from foundation specialists
- Negotiate: Request repairs, price reduction, or closing credit
- For severe issues, consider walking away
