Snow on Roof Should you Cancel Home Inspection?

Being in the midwest we get a lot of snow, although this year has been better than other years.  But if we have a large amount of snow I would probably recommend an extension to the Home Inspection contingency so that the buyer can have the Home Inspector give a thorough inside/outside inspection.

I had it happen once and they did the inspection and prepared a comeback when the snow melted. It was good to see it with the snow too, cause that's how they found freezing in the attic, highlighting insulation was needed.

Dear Ritu,

Good inspectors often infer things from clues showing despite the snow, but if a buyer is really worried about what shows up, they could always come back, once the snow is gone.

It sounds like a good idea to postpone the exterior inspection if there is time to do so. Roof damage and leaks can show up as the snow melts.  This weekend, Dallas temperatures will be in the mid to high seventies. We are fortunate to have this brief warm spell before we return to winter. One of my clients is moving this weekend and the family is thrilled to have ideal weather.

Ritu Desai - great advice for sure. Why to wait for interior inspection?

Snow on the roof, if creates an issue inside, that will be revealed at this inspection.

Ritu, that is a great question since the roof itself is not going to be inexpensive to replace. Living in Lake Tahoe this comes up as a regular concern for about six months out of every year, unless we are in a drought!

We can contact regular snow removal companies and ask them for shoveling off the roof, or if you can't find that you might think of calling a chimney inspection company and they might have the skills required to get up safely on the roof and clear enough for you to inspect.

I will always go back as possible.  That being said, if snow covered, I always give it my best effort and do whatever I can.  I will still traverse roofs with just snow on them (if I ever slip & fall, the snow on the ground cushions the landing .) I'll clear away some representative areas and penetration areas.  Many times, as others have said, I can almost always discover any glaring issues from the attic.

We are faced with this issue about half a dozen times a year.  The good news is that the snow doesn't stay long on the roofs!!!

Here, there are often two straight months with snow on the roof (although we've been lucky this year) so waiting till the snow melts is usually not an option, I don't think I've had an inspection during a snow-packed roof period so I'm not sure how it would be handled!

To people in Wisconsin...this would neevr be a thought. Snow on the roof is in one way ...a good thing..it means that the house is well insulated and heat is not escaping out the roof.  Buyer and inspector can ask about the age, warranty etc. but waiting to melt...not happening or there would be no winter sales.

We dodged the bullet on tjis last storm. I actually bring a shovel and try to clear a small section so I can at least see a few of the shingles when the roof is covered. But the attic and interior become even more critical if the roof is snow covered. We only have 48 days left til spring. Yahoo!!!

A complete inspection will yield the most information, but notas  much as when every system in the property is readily accessible. Almost every inspection, regardless of weather conditions, has some limitations. A decision must be made by the client if these limitations exceed the remaining value the inspection results bring. Snow on the roof, a temperature too low to test an AC unit, or personal effects blocking acces to an electrical service panel all place limitations on the information available to the client. There are often other methods of geting some of the information about components that the home inspector can't provide. Building permits or reciepts from a roofing company might allow you to place an age on a roof covering, for instance. A that point you can project the statistical expected remaining life of the roof covering. Is that a 100% solution, of course not, but it does provide a reasonable guide when presented as such.

I would proceed with the interior inspection and get a written extention for the roof, soffits, and grade level foundation inspections

I think you gave your client's great advice...  I'm sure they would want to be assured that the whole house they are buying is in good condition.  Congratulations on the feature!

It would depend on what the sellers disclosed the age of the roof to be. If it was less than 10 years old, then a gamble would be possible. If greater than 10 years old and the profile of the roof regarding ages of guarantee were known it is still a gamble.  If neither of these are known then depending on the closing date either extend the inspections contingency or have funds left in escrow until the roof can be inspected properly.  If the seller balks at that then it probably needs to be replaced. 

Buying a home in the winter can be a challenge... We had so much snow last year, that buyers just had to determine to take on the risk... the snow would take weeks to melt. 

Congratulations on the featured post. I have not had an inspection when there is snow on the roof.

No, but get an extention for the roof to be inspected asap !!!!!

We do this all the time here in Northern IL. The insection must go on!

There is rarely a perfect time to inspect a home.  In winter it is hard to test the AC and in Summer hard to test the heat.  In rain you can look for leaks, but hard to inspect all of outside.  And so forth.