Find out what's actually up there
An inspection is the cheapest way to know where a roof stands. In this county it comes up in three situations: before a home purchase, when an insurer or lender asks for documentation, and when an older roof needs an honest read on how much life is left.
What does an inspection cover?
- The surface, shingle or panel condition, granule loss, cracking, lifted tabs, moss load
- The details, flashing, valleys, pipe boots, skylight seals, chimney counterflashing
- The drainage, gutters, downspout discharge, ponding on low-slope sections
- The attic side when accessible, ventilation, signs of past or active leaks, daylight where it shouldn't be
- Remaining life, the honest bottom line: years left, and what's likely to fail first
Buying or selling?
A roof inspection before closing protects both sides: the buyer knows what they're inheriting, the seller gets ahead of a surprise on the inspection contingency. In the older Seattle neighborhoods and the post-war suburbs, roof condition is one of the most common negotiation items on a sale.
What should the report include?
Photos of everything flagged, the roof's estimated age and remaining life, which issues are urgent versus watchable, and a written document you can hand to an agent, insurer, or buyer. A real inspection ends with a document, not just a conversation on the ladder.
