The roof is one of the most expensive parts of a house to replace, and one of the hardest to judge from the driveway. That makes it a big unknown in almost every home sale around Rockford.
Whether you’re buying or selling, a little roof homework up front can save you a nasty surprise later. Here’s what to look at, what a roof inspection covers and what to ask.
Why the roof matters so much in a sale
A home inspector checks the whole house in a few hours, from the furnace to the outlets. They’ll often look at the roof from the ground, from a ladder or with a drone, and they’ll note anything that looks off.
That’s valuable, but it’s a general look. A home inspection report may just say “roof near end of life” or “recommend evaluation by a roofing contractor.” That’s where a roofer comes in. A roofer looks closely at the shingles, flashing, vents and decking, and can tell you whether you’re looking at a small repair, a few good years left, or a roof that should be replaced soon.
If you’re buying
What you can check yourself at a showing
- Look at the roof from every side of the house and from across the street. Do the lines look straight, or does any part sag?
- Check the shingles for curling edges, cracks, bald spots where the granules have worn off, or patches that don’t match the rest.
- Look at the chimney, vents and any skylights for rusty metal, heavy caulk or tar smeared around them. Lots of patching often means past leaks.
- Go into the attic if you can. Water stains on the wood, damp insulation, or daylight showing through boards are all warning signs.
- Look at the ceilings upstairs, especially near outside walls and around the chimney. Fresh paint on one small spot of ceiling can be hiding a stain.
Questions to ask the seller
- How old is the roof, and is there paperwork from the install?
- Who installed it, and is there a manufacturer or workmanship warranty?
- Has it ever leaked, and what was done about it?
- Have there been any repairs in the last few years?
If the roof has a manufacturer warranty, ask whether it can transfer to a new owner. Some do, and some have steps that must be followed.
When to bring in a roofer
Bring in a roofing contractor if the home inspection report flags the roof, if the roof looks older than 15 to 20 years, or if you see any of the warning signs above. Ask your real estate agent how a roofer’s visit fits into your offer timeline.
If you’re selling
Get ahead of it
The worst time to learn about a roof problem is when a buyer’s inspector finds it. A quick roof check before you list gives you time to decide what to do on your own terms.
You have a few options:
- Fix small things. A few missing shingles, a cracked pipe boot or loose flashing are usually simple repairs.
- Replace the roof before listing. If the roof is clearly at the end of its life, a new roof can make the house easier to sell and take a big question off the table for buyers.
- Sell as is, with information. If you don’t want to replace it, knowing its condition helps you price and negotiate with fewer surprises.
Not sure which way to go? Our post on whether to repair or replace walks through the decision.
Paperwork buyers will ask for
Pull together anything you have: the install date, the contractor’s name, warranty documents and receipts for any repairs. Buyers like seeing that a roof was cared for.
What a roofer’s inspection covers
A roof inspection from a roofing contractor usually looks at:
- Shingles: wear, granule loss, cracks, lifted or missing pieces, and hail or wind damage.
- Flashing: around chimneys, walls, skylights and valleys, where a lot of leaks start.
- Vents and pipe boots: cracked rubber boots and damaged vents are common leak points.
- Attic and ventilation: signs of moisture, frost, mold or poor airflow that shorten a roof’s life.
- Decking: soft or spongy spots that mean water has gotten in.
You’ll get a clear picture of the roof’s condition and an honest opinion on whether it needs work now. For a list of the most common red flags, see our warning signs you need a new roof.
If the roof needs to be replaced
A failing roof doesn’t have to kill a deal. Buyers and sellers work this out all the time.
If you end up needing a new roof, most roofs are done in a day. Financing is available as low as $149/month for qualified buyers. See what’s included with a roof replacement.
Get an honest look before you sign
Martin Exteriors has been inspecting and replacing roofs around Rockford since 2006. As a GAF Master Elite contractor, a status fewer than 2% of roofing contractors earn, we can offer a 50-year GAF warranty with up to 30 years on workmanship on qualifying roofs (GAF eligibility rules apply), and every roof we install comes with our workmanship warranty too.
The roof inspection itself is free, even for a home sale. If you need a written report for the sale, there’s a fee for the report. To book, call (815) 624-6278. We’re open 24/7.
Frequently Asked Questions
Should I get a roof inspection before buying a house?
If the home inspection flags the roof, the roof looks older than 15 to 20 years, or you see curling shingles, stains or heavy patching, it’s worth having a roofing contractor take a closer look before you close.
Isn’t the home inspection enough?
A home inspector covers the whole house and often notes when a roof needs a closer look. A roofer focuses only on the roof and can tell you whether it needs a repair, has a few good years left or should be replaced.
Should I replace my roof before selling my house?
If the roof is clearly at the end of its life, replacing it before listing can make the home easier to sell. If it only needs small repairs, fixing those may be enough. A roof check before you list helps you decide.
What should a seller have ready about the roof?
The install date, the contractor’s name, any warranty documents and receipts for repairs. Buyers like seeing that the roof was cared for.
