When homebuyers look at a property, they usually see the floors, the kitchen, and the paint colors. But as a home inspector, I’m looking at something far more important: the roof. A failing roof can cause hidden moisture damage, mold, and expensive structural repairs long before leaks ever show up inside.
Understanding how roofs fail—and the early warning signs—can save buyers thousands.
Why Roof Problems Are So Easy to Miss
Roofing systems fail slowly. Even brand-new shingles can hide installation mistakes or ventilation problems. Most leaks start long before the homeowner notices the first ceiling stain.
Common Roof Issues I Find During Inspections
Here’s what I evaluate on every inspection:
1. Granule Loss
Those gritty granules on asphalt shingles protect against UV damage. When granules wash away, shingles deteriorate quickly. I look for:
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Bald spots
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Shingle debris in gutters
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Premature aging in high-sun areas
2. Flashing Defects
Flashing is the metal installed around chimneys, walls, valleys, and vent pipes. This is where 90% of leaks begin.
I check for:
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Gaps
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Rust
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Missing counterflashing
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Poor sealant adhesion
If flashing is wrong, the roof will leak—no matter the shingle age.
3. Sagging or Uneven Roof Planes
This can indicate structural issues beneath the shingles:
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Damaged rafters
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Weak sheathing
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Long-term water intrusion
4. Poor Attic Ventilation
Without proper airflow, heat and humidity get trapped, damaging:
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Shingles
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Attic insulation
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Roof decking
In winter, this also leads to ice dams.
How Buyers Can Protect Themselves
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Never skip the roof portion of your inspection report
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Ask the seller for repair receipts or installation warranties
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Consider an annual roof check-up
Expert Tip: Roof leaks are almost never about the shingles—they’re about the workmanship underneath.
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