Why the home inspection is not enough
A general home inspector looks at the roof during the inspection, often from the ground or from a ladder at the edge. They check for visible defects: missing shingles, obvious sagging, gutter condition. What they typically do not do is walk the roof, inspect each penetration, evaluate the underlayment condition, or estimate the remaining roof life with confidence. Those answers come from a roofing contractor.
A dedicated roof inspection by a licensed roofer typically takes 45 to 90 minutes, walks every slope and every penetration, photographs everything, and produces a written report with a meaningful remaining roof life estimate. The cost is usually free (we offer free pre purchase inspections in Los Angeles) and the information is worth thousands in negotiating leverage.
What we look for
Material identification and condition
First we identify the existing roof material with confidence. Architectural composition shingle. Three tab shingle. Concrete tile. Clay tile. Mod bit. TPO. Each has a different lifespan and different failure pattern. From there we assess where the material is in its useful life cycle.
Visible wear patterns
Granule loss in valleys (composition shingle), brittle edges, lifted shingles, cracked or slipped tiles, faded ridge caps, parapet wall sealant condition. Each tells a story about how the roof has aged and how much life it has left.
Penetration condition
Chimneys, skylights, vent stacks, B vents, exhaust fans, and HVAC penetrations. Each is a potential leak source. We document the flashing condition at each one. Most LA roof leaks happen at penetrations, not on the open field of the roof.
Underlayment age and condition
Where accessible (lifted edges, exposed valleys, inside the attic from below), we evaluate the underlayment. Brittle, cracked, or shrunk underlayment is end of life regardless of how the visible roof looks.
Deck condition from below
When the attic is accessible, we look at the underside of the roof deck for signs of moisture, deck rot, or rodent damage. Stains on the underside of the deck mean past leaks. Soft deck means active or recent problems.
Ventilation
Adequate attic ventilation is required for roof material warranties to remain valid. Poor ventilation also accelerates roof aging and creates moisture problems below. We document the existing ventilation.
Recent repairs
Patches, mismatched shingles, fresh sealant on flashing. These are clues to recent problems and to what the seller has been hiding or addressing. We document everything we see.
What the report tells you
The written report includes:
- Material identification and current condition
- Estimated remaining roof life
- Documentation of all visible defects with photos
- Recommended near term repairs with rough cost ranges
- Major repairs or replacement timing if applicable
- Overall pass / fail recommendation from the inspector
How to use the report in negotiations
If the report identifies real issues, you have leverage. Common patterns:
Minor deferred maintenance
If the report identifies $1,500 to $4,000 of deferred maintenance, you can ask the seller to either complete the work before closing or credit you that amount at closing. Most sellers prefer the credit because it is simpler.
Major repairs needed
If the report identifies major repairs in the next 1 to 3 years (say $8,000 to $15,000), you can negotiate a price reduction or a closing credit. The exact response depends on whether the price already accounts for it.
Roof needs replacement
If the report says the roof is at end of life and replacement is needed within 1 to 2 years, you have a choice. Walk away, negotiate a much larger reduction (typically 70 to 80 percent of replacement cost), or proceed with the purchase knowing what you are signing up for.
Roof is great
Sometimes the report says the roof has 15 plus years of life and is in great shape. That is good news. You move forward with the purchase confident in the asset condition. The inspection was still worth doing.
Timing the inspection
Schedule the roof inspection during the inspection contingency period, ideally right after the general home inspection. That gives you time to share findings, request repairs or credits, and renegotiate if needed before the contingency expires. Most LA inspection contingencies are 7 to 17 days.
We can typically inspect within 24 to 72 hours of the request. Book at /book/ or call (833) 369-7663 directly.