Roof
During a home inspection, the roof’s condition and estimated serviceability are evaluated through a visual inspection of accessible areas. Permit records, when available, may provide additional information regarding roof age, replacement history, or permitted repairs.
Roof serviceability depends on several factors, including age, visible wear, roof-covering condition, attic sheathing condition, drainage, and signs of past or present water intrusion.
Direct and indirect lighting may be used to help identify ceiling staining or other indications of moisture intrusion. When warranted and conditions allow, infrared thermography may also be used as an additional inspection tool. These methods can improve the ability to identify moisture-related concerns, but no visual inspection can predict or guarantee against future roof leaks or repairs.
Fresh paint or recent repairs may conceal previous staining, leakage, damage, or evidence of wood-destroying organism activity. Buyers should ask the seller about known roof leaks, repairs, warranties, and previous damage. Conditions can also change between the inspection and closing, so the roof and interior ceilings should be observed again during the final walk-through.
Note:
- Some roofing materials should not be walked because of their condition, design, manufacturer limitations, or the potential for damage or personal injury.
- Roofs that cannot be safely accessed because of height, weather, pitch, material, or other conditions will be inspected using the safest available method, and any limitations will be noted in the report.
- Ventilation, sun and wind exposure, surrounding vegetation, organic debris, installation quality, maintenance, and environmental conditions can all affect roof service life.
- Older roofs or roofs showing significant wear may warrant further evaluation and/or roof certification by a licensed roofing contractor.
Exterior Siding
- Stucco/block: Inspected for visible cracking, spalling, efflorescence, deterioration, damage, and clearance from grade where visible.
- Wood: Inspected for visible rot, swelling, deterioration, physical damage, installation concerns, and evidence of wood-destroying organism activity.
- Metal/vinyl/cement-based siding: Reviewed for visible damage, deterioration, warping, loose or displaced materials, and installation concerns.
- Paint/sealants: Evaluated for general condition and visible deterioration at accessible exterior surfaces.
Foundation
Visible and accessible portions of the foundation are inspected for cracking, deterioration, displacement, structural concerns, moisture-related conditions, and visible evidence of wood-destroying organism activity.
Foundation visibility may be limited by stucco, siding, landscaping, floor coverings, stored items, finishes, or inaccessible crawlspace areas.
- Minor hairline cracking may not always photograph clearly. Photographs supplement the written home inspection report but do not replace the inspector’s observations.
- Cracks, openings, deterioration, or other deficiencies should be repaired or further evaluated as recommended in the inspection report.