You're under contract on a home. The home inspection says the roof is "functional" with "normal wear." Should you trust that?
What Home Inspectors Miss
General home inspectors are generalists — they check hundreds of items in a few hours. Their roof assessment typically involves:
A visual inspection from the ground or ladder
Noting obvious issues like missing shingles
Estimating remaining life based on appearance
What they usually DON'T do:
Walk the entire roof surface
Check flashing details at walls, chimneys, and valleys
Evaluate ventilation and insulation
Inspect the roof deck from the attic
Use technology like drones or moisture meters
What a Roofing Professional Finds
A dedicated roof inspection from a certified roofing contractor includes:
Complete surface inspection — every shingle, every seam
Flashing assessment — the #1 source of leaks
Attic evaluation — ventilation, insulation, moisture, and structural condition
Detailed documentation — photos and measurements for your records
Honest remaining life estimate — based on actual condition, not appearance
Cost estimate for any needed repairs or future replacement
Real-World Examples
We regularly inspect homes for buyers and find issues that general inspectors missed:
Improperly installed flashing causing slow leaks
Two layers of shingles hiding rot beneath
Inadequate ventilation guaranteeing future ice dams
Previous "repairs" that made problems worse
How This Helps You
A detailed roof report gives you leverage:
Negotiate the price down by the cost of needed repairs
Request seller repairs before closing
Ask for a roof credit at closing
Walk away if the issues are too significant
It's Worth Every Penny
A professional roof inspection typically costs $200–$400. A surprise roof replacement after closing costs $10,000–$25,000+. The math is simple.
Peak Exteriors offers pre-purchase roof inspections. Schedule yours today.