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 ladderNoting obvious issues like missing shinglesEstimating remaining life based on appearanceWhat they usually DON'T do:
Walk the entire roof surfaceCheck flashing details at walls, chimneys, and valleysEvaluate ventilation and insulationInspect the roof deck from the atticUse technology like drones or moisture metersWhat a Roofing Professional Finds
A dedicated roof inspection from a certified roofing contractor includes:
Complete surface inspection — every shingle, every seamFlashing assessment — the #1 source of leaksAttic evaluation — ventilation, insulation, moisture, and structural conditionDetailed documentation — photos and measurements for your recordsHonest remaining life estimate — based on actual condition, not appearanceCost estimate for any needed repairs or future replacementReal-World Examples
We regularly inspect homes for buyers and find issues that general inspectors missed:
Improperly installed flashing causing slow leaksTwo layers of shingles hiding rot beneathInadequate ventilation guaranteeing future ice damsPrevious "repairs" that made problems worseHow This Helps You
A detailed roof report gives you leverage:
Negotiate the price down by the cost of needed repairsRequest seller repairs before closingAsk for a roof credit at closingWalk away if the issues are too significantIt'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.