In the market for a new home? Are you wondering if you should get the roof inspected on any potential home?
The roof is part of a general home inspection, so it really is up to you. However, home inspections don’t focus solely on roofing.
On top of this, I don’t think it’s fair to expect home inspectors to know specific roofing things that take years of experience to gain. That’s why you need to decide if getting a roof inspection by a professional is worth it.
For over 30 years, Bill Ragan Roofing has helped homeowners understand the importance of the roof and its impact on their potential home purchase. So, let’s look at what you need to know about getting a roof inspection before buying a home.
By the end of this article, you’ll have the answers to:
- Should you get a roof inspection before buying a home?
- What will be inspected during the roof inspection before buying a home?
- How much will a roof inspection cost on a potential home?
Should you get a roof inspection before buying a home?
Yes, it’s a good idea to get a roof inspection before buying a home. Buying a home is stressful enough, so an inspection gives you peace of mind about the roof’s condition and gives you one less thing to worry about.
On top of this, you’re about to invest a lot of money in an entire home. Getting the roof inspected before can save you from a roof that needs thousands of dollars of work or even a full replacement.
Keep in mind that it’s rare for a roof to be the reason a home purchase falls through. However, spending $20,000 on a new roof after just spending hundreds of thousands on a home isn’t something most homeowners want to do.
What will be inspected during the roof inspection before buying a home?
Now you know that getting a roof inspection before buying a home is a good idea. But what exactly will be inspected to determine the condition of the roof?
Let’s look at the specific things that must be checked when getting a roof inspection before buying a home.
The number of shingle layers currently installed
One of the first things that’ll get checked during the roof inspection is the number of layers the roof currently has. You’re only allowed by law to have 2 layers for fire safety reasons, but there are still roofs with 3 or 4 layers.
If the current roof has more than two layers, your insurance company or local laws may require it being replaced before buying the home. However, this depends on your homeowner's insurance and your area.
Drip edge on the roof’s edges
Drip edge is metal flashing installed at the edges of the roof (the rakes and eaves) to keep water away from your fascia and prevent it from getting underneath the material. It’s such an important component that building codes require properly installed drip edge.
During both a home inspection and a roof inspection, all of the roof’s edges will be checked for drip edge. If the roof doesn’t have it, retrofitting drip edge on an existing roof system is very costly.
On top of this, there’s a good chance the home will fail the final inspection or at least show up in the report.
The overall condition of the roof
The main thing that's checked during the roof inspection is the roof's overall condition, including the main roofing material. They’ll look over the entire roof for potential problems that need to be addressed and any signs that it’s time for a replacement to determine how much life the roof has left.
Roof penetrations, chimneys, and skylights
A roof penetration is anything coming through a roof, such as chimneys, gas vents, vent pipes, roof vents, etc. All penetrations (including a chimney and/or skylights if applicable) must be inspected to ensure they're fully sealed and leak-free.
The good thing is that smaller penetrations are easy and fairly cheap to fix if problems are found. So, they shouldn’t be a deal-breaker unless widespread issues or larger penetrations need to be repaired.
Roof flashing
Roof flashing is a crucial component made of metal installed in areas where shingles butt up against something, such as a wall, chimney, or open valleys, to prevent leaks. It’s one of the most important things that must be checked during a roof inspection before buying a home.
You need to ensure there’s no rusting and that the metal's integrity is strong. If there are issues, you’re looking at very expensive repairs or replacing the flashing while getting a new roof.
The attic space and ventilation
An attic ventilation system is crucial to a roof and home’s health. Without proper attic ventilation, trapped air dramatically shortens a roof’s life span and increases energy bills.
So, one of the most important things you need to learn from a roof inspection for a potential home is if the attic is properly ventilated. If it isn’t, I recommend asking the seller to take care of it or move on because the problems caused by improper ventilation are costly.
How much will a roof inspection cost on a potential home?
Now, you know why you should get a roof inspection before buying a home and what needs to be checked. However, a general roof inspection for real estate purposes isn't usually free.
You can expect a normal roof inspection to cost around $120 to $400, but every company has different pricing. While the company you choose has the biggest impact, the reason also plays a big part in pricing.
For a repair, some companies charge a service fee for an inspection to track the roof leak, and then you’ll pay what it costs for repairs on top of it. For a replacement, most companies offer free inspections to provide a quote because there’s a potential for a sale.
However, getting a roof inspection for a home you want to buy will likely end up costing somewhere in the price range above.
What roofing questions should you ask before buying a home?
After reading this article, you now know the importance of getting the roof inspected before buying a home. As I said in the beginning, it’s ultimately your choice.
The roof is part of a home inspection, but you won’t get the full picture unless a professional roofing contractor inspects it. So, it’s really up to you to decide how important the roof is and/or it could be a deal breaker.
No matter what you decide, there are still crucial roofing questions you should ask. Whether you get an inspection or not, these questions provide you with information you need to know about the current roof.
That’s why I wrote another article breaking down the main questions every homeowner should ask about the roof on a potential home.
Check out 6 Roofing Questions to Ask Before Buying a Home to ensure you get the right information and avoid a problematic roof before signing a final contract.
