I came across a great blog post, about whether or not home inspectors should walk on all roofs, that had some very good discussion on the subject in the comments. You can read that blog post here.
I DO walk on roofs. I DO NOT walk on all roofs. I will not walk on a metal because they are very slick with just a hint of dust on them. I do not walk in tile roofs as they are easily damaged. I do not walk an any roofs I cannot access with my 17' ladder. I do use my ladder to get to the edge of the roof, if possible. From there I can check for wear, exposure, proper nailing, damaged or missing shingles, layers of roofing, proper drip edge flashing, and underlayment. I view lower roof areas as representative of the upper roof condition. If a roof is 6/12 pitch or greater, I will usually not walk on it. All of this is explained in the Pre-Inspection Agreement that is signed by the client before the inspection begins.
The Texas Real Estate Commission Standards of Procedure very clearly states what needs to happen in regards to the roof inspection. Here's what it has to say:
The inspector must inspect the roof covering materials from the surface of the roof.
The inspector is not required to inspect the roof from the roof level if, in the inspector's reasonable judgment the inspector cannot safely reach or stay on the roof, or significant damage to the roof covering materials may result from walking on the roof. However an inspector is not require the use of ladders capable of reaching surfaces over one story above ground surfaces.
An inspector may depart from the inspection of a component or system required by the standards of practice only if the inspector and client agree the item is not to be inspected, the inspector is not qualified to inspect the item, the item is a common element of a multi-family development and is not in physical contact with the unit being inspected, such as the foundation under another building or a part of the foundation under another unit in the same building, or, if in the reasonable judgment of the inspector, the inspector determines that conditions exist that prevent inspection of an item, conditions or materials are hazardous to the health or safety of the inspector, or the actions of the inspector may cause damage to the property.
If an inspector departs from the inspection of a component or system required by the standards of practice, the inspector must notify the client at the earliest practical opportunity that the component or system will not be inspected and make an appropriate notation on the inspection report form, stating the reason the component or system was not inspected.
Yes, I have climbed on some roofs where I wondered why I ever got up there. I'm not afraid of heights. I'm not worried about a fall. I am worried about the landing.
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