Buying a House: The Roof Checklist

The general inspection report will say the roof is 'functional'. That word is doing a lot of work.

Last updated 2026-09-16

A general home inspection covers the whole house in a few hours. The roof gets a portion of that, often from a ladder at the eave or from the ground, and the report language is deliberately broad. "Functional" and "appears serviceable" are not statements about how many years are left.

On a purchase where the roof could be a five-figure expense in year two, it is worth knowing more than that.

Ask the seller these, in writing

1. When was the roof last replaced, and by whom?
2. Is there a transferable workmanship warranty, and what is the transfer process and window?
3. Was the manufacturer warranty registered, and can it be transferred? Most are transferable once, within a limited window, with paperwork.
4. Was a permit pulled? Unpermitted work becomes the new owner's problem. Who issues permits where.
5. Has there been an insurance claim on the roof, and was the work completed and the depreciation recovered?
6. Are there any known leaks, past or present?

What to look for yourself

Outside

• Granule loss, curling, and lifted edges
• Ridge and hip caps intact
• Flashing at walls and chimneys: is it step flashed, or is it a smear of sealant?
• Patch repairs in mismatched shingle, which mark where problems have been
• Sagging or wavy roof plane, the one genuinely urgent sign
• Fascia condition behind the gutters, and whether gutters are pulling away
• Freshly painted fascia and trim on an otherwise unpainted house, which sometimes means rot was filled and covered for sale

In the attic, and do go up

• Daylight through the deck
• Water staining on the decking underside and rafters, and rust on nail shanks
• Plywood layers separating, which is a moisture history nobody can paint over
• New insulation in one area only, which often marks a repaired leak
• Whether soffit intake is blocked, and how hot it is
• Where bathroom fans discharge

Get a separate roof inspection

A dedicated roof inspection during the option period costs little or nothing and tells you something the general report will not: an estimated remaining life and what it would cost to address. That is a negotiating position with a number attached, which is far stronger than "the inspector mentioned the roof".

Our inspection is free, photographed, and you keep the report whether or not you use us for any work. On a purchase, use it during the option period while you still have leverage. How it works.

If the roof needs replacing

You have three options: ask the seller to replace it, ask for a credit, or buy it knowing and budget for it. The credit is usually cleanest, and it needs a real number rather than a guess, which is exactly what a dedicated inspection gives you.

Common Questions

Does a home inspection cover the roof properly?

It covers it, briefly, and the language is deliberately broad. 'Functional' is not a statement about remaining life. A dedicated roof inspection during the option period gives you an estimated remaining life and a cost.

Can a roof warranty transfer to me?

Manufacturer warranties are typically transferable once, within a limited window after the sale, and the transfer has to be filed. Workmanship warranties vary by company. Ask before closing, not after.

The seller says the roof is five years old. How do I verify it?

Permit records where a permit was required, the manufacturer warranty registration, and the invoice from the roofer. An inspection will also read the age from the condition, which is a useful cross-check.

Read Next

• Free Roof Inspection
• Signs You Need a New Roof
• Who Issues Your Roof Permit?
• Roof Warranties Explained