What to Look For From Outside
- Granule accumulation at downspout outlets and in the gutters
- Curling, cupping or patchy color across the field
- Different shingle colors on different slopes, indicating partial replacement
- Staining on exterior walls below the eaves — classic ice dam evidence
- Sagging ridge or wavy plane, which points at deck or framing problems
- Moss and heavy algae on shaded north slopes
- Sealant smeared at chimneys and sidewalls in place of proper flashing metal
- Low-slope additions with shingles on them, below their rated pitch
What to Look For in the Attic
- Daylight at the deck, or dark water staining on the sheathing underside
- Frost or rusty nail tips in winter, meaning moisture is condensing up there
- Blocked soffits — insulation pushed tight to the roof deck with no baffles
- Bath fans venting into the attic instead of outdoors
- Compressed or damp insulation, especially near the eaves
What to Ask the Seller
- What year was the roof installed, and by whom?
- Is there a workmanship warranty, and is it transferable?
- Was it a full tear-off or a layover?
- Has there been an insurance claim on the roof?
- Have there been repeat leaks or ice dam problems?
Before you close
If the roof looks like it has five years or fewer left, get a written estimate during your inspection period. It is free, it is documented, and it is a real number to negotiate with.
Common questions
- Will you inspect a roof on a home I am buying?
- Yes. We do free, photographed inspections and will tell you plainly how much life the roof has left.
- How much life should a roof have at closing?
- There is no rule, but under five years remaining is worth negotiating over, since replacement is a major expense that arrives quickly.
- Is a layover a dealbreaker?
- Not automatically, but a second layer hides deck condition and costs more to remove later. Price that into your offer.