Many people want to know how we go about inspecting roofs during a home inspection in Louisville. The information below is a guide and is not all-inclusive, but it should give you an idea of what most home inspectors look at, as well as identifying traditional weak spots in a roof where water intrusion is more likely to occur.
First and foremost, at HomeTeam we ALWAYS walk the roof unless there is some safety issue that would prohibit walking it. For example, if the roof has a steep pitch (slope), or if the roof is wet, snowy, or icy, we will inspect the roof from the eaves at several points or from the ground with the aid of binoculars. In all other cases, if we can get on the roof to look at it, we will. We have found there is no substitute for seeing the roof shingles and penetration points up close.
We take stock of the roof at the gutters and see if we can identify any gutter issues at eye level that may not have been visible from the ground. Do the gutters drain properly? Is there a large amount of aggregate from the roof shingles in the gutters? Do they need to be cleaned? Is it possible to identify any issues with water flow that may impact the fascia or the interior of the home?
Next, we look closely at the shingles. Here we are looking for the degree of curling and wear they exhibit. Curling of the corners occurs over time and with exposure to the elements. Wear is also usually associated simply with age of the shingles, although uneven wear, or wear associated with trees or some other impact are also important to note. Finally, when we are up close with the shingles we look for any signs of direct impact damage such as from a hail event. Other clues or indications of hail are impact points on metal, such as roof vents or gutters. These are often clues that the roof may have been exposed to damage, but they are usually not conclusive.
We look for nail pops and lifted edges next. Again, these are typically signs of age and can usually be repaired fairly inexpensively. Like most maintenance items, you should get these minor repairs accomplished before they turn into major or more expensive repairs.
Valleys are a common weak point, as is flashing. Flashing is a broad term that can apply to the areas around chimneys, the drip edge flashing, the step flashing next to vertical surfaces, and others. Flashing is critical to the health of the roof, and it is sometimes difficult to see due to the construction of the roof.
Roof penetration points are another traditional weak spot. Here I'm referring especially to the plumbing vents on the roof (usually on the rear of the home). These are usually PVC pipe, copper, or even cast iron and should have a "flashing boot collar" that diverts water away and keeps it from entering the home. The flashing boot collars are either synthetic rubber or a lead cover; the rubber types typically last about 8-10 years and then begin to deteriorate, requiring either replacement or repair (caulking). The lead collars should last forever, but for some reason squirrels seem to enjoy nibbling on them, so we often see them requiring repair or replacement after about 15 years or so.
Once you move in to your home, it's a good idea to have a roofer come out every 2-3 years to take a quick look at your roof. They will probably do it free of charge, but paying $75 or so would be a great investment. Considering the extensive damage a roof leak can cause, identifying potential problem areas prior to a big leak is a great investment.
Flat roofs, slate roofs, metal roofs... there are all sorts of variations and differences when inspecting a roof. The above information should give you a general idea of what an inspector is looking for. Remember, it's not a warranty but rather a big picture look to try to identify major deficiencies.
