What Should A Roof Inspection Cover?

Buyers in Lorain county should hire an inspector prior to closing.  One of the most important aspects of a Home Inspection should include an intensive inspection of the roof.  Here is what my inspection covers:

My roof inspection covers all aspects of your roof.  The inspection requires that I climb on the roof.  There are certain limitations to this policy, however.  I cannot go on roofs that are covered in snow, recently (and still) wet from rain, or roofs that exceed either two stories tall or are pitched greater than 4/12.  In these situations, the roof will be inspected from the ground or edge via binoculars.  I will also inspect the roof in all circumstances (where accessible) from within the attic.  Certain inspectors will not go on any roof at any time.  I feel that the best way to inspect anything is to get as close as possible.  Many problems are very small when they start, and are therefore harder to see the farther away you get from them.  All of the items detailed in the diagram above will be inspected to the best of my ability.  If any limitations to the inspection were encountered, it will be noted in your report.

The question that I am asked most often is "How's the roof?"  This is a loaded question, of course, and I will attempt to describe the condition of all the roof components clearly and precisely.  To just say that the roof is good, or bad, does not cover it.  I will go over my findings with you after the inspection and describe in detail what I noticed.  I will give you an estimated life expectancy on the roof but keep in mind these factors:

	All roofs will leak eventually
	Any roof penetration (chimneys, plumbing stacks, skylights, etc.) increase the potential for a leak

	The exposure of the roof and pitch will affect its' lifespan   Southern exposures will fail faster   The less pitch (or angle) of the roof, the faster it will fail
	Skylights will always leak, eventually   Skylights that were installed as part of the original construction are better   Skylights that have been added after original construction are more likely to leak   Flush mounted skylights are not as good as raised ones
	Different roof covering materials have different life spans   Slate tiles last the longest (up to 100 years or more) but the other components won't last as long   Clay tiles last as long as slate, with an indefinite life expectancy, however the fasteners and joiners will not last nearly as long   Concrete tiles can last up to 50 years or more   Fiber cement (mostly made with asbestos) can last 30 to 50 year   Metal roofs can last from 25 to 50 years   Wood shingles and shakes can last from 10 to 60 years   Asphalt shingles (the most common by far) will last from 15 to 25 years normally   Multiple layers reduce the life expectancy dramatically   Exposure plays a big part in the life expectancy

This is a quick course in roofing 101.  There are hundreds of variables that contribute to the condition and life expectancy of roofs, however, these are the main ones.  Your report will describe each of these items.

Although I do recommend a full inspection of the property (it is your best value) if all that you require is an inspection of the roof, I can accommodate your needs.