When a home hits the market, buyers’ attention is drawn to kitchens, bathrooms, and curb appeal. But professional home inspectors will tell you to look up first. The roof is at the core of the home’s protective system, and its state of repair is very much a factor in a buyer’s decision and a seller’s negotiation. To know what inspectors are reporting on first will help in achieving a smoother transaction.
Surface Wear and Overall Appearance
Inspectors are first to look at the general state of the roof. From a distance and then up close if accessible, they see if the roof is uniform in appearance or if there are signs of uneven aging. Curling shingles, areas where granules have worn away leaving bare asphalt, and sections that look different in terms of age or don’t match the rest of the roof immediately stand out.
Inspectors are trained to distinguish normal wear and tear from premature damage. In the case of asphalt shingles, for example, they are designed to lose some granules as they age. But when inspectors see excessive granule loss, that is a sign the roof is at the end of its life. Also bare spots, which reveal the base material to UV damage and increase the chance of water leakage.
Differing colorations are another telltale sign. Darker and lighter areas may point to past repairs, storm damage, or material differences. These issues are reported by inspectors, which in turn may indicate there is more to the issue than meets the eye.
Visible Staining and Discoloration
Stains are a common issue inspectors notice. Black streaks usually come from algae, which can trap moisture and cause shingles to decay over time. In wet areas, moss and lichen lift shingles and allow water intrusion, so inspectors check for soft spots in the deck. Rust around flashing, vents, or chimneys signals corrosion or poor sealing, a common cause of leaks.
For sellers, improving a roof’s appearance—through professional residential roof cleaning near Lacey for algae or moss—can make a strong first impression. However, cleaning is only part of overall maintenance and doesn’t fix structural problems.
Shingle Deterioration and Damage
Inspectors check shingles for cracks, curling edges, blisters, and missing tabs. Even just a couple of missing shingles can leave your roof open to wind and rain. When shingles look brittle or cracked, that usually means the material’s getting old and probably won’t hold up well in the next big storm. Blisters—those little raised bumps—mean there’s trapped moisture or maybe a factory flaw, and once they pop, the layer underneath gets exposed and starts wearing out faster.
They also watch for signs of old repairs—things like patches, shingles that don’t match, or globs of roofing cement. That kind of stuff hints at past leaks. The repairs themselves aren’t necessarily a red flag, but the way they’re done says a lot about how well the roof’s been cared for. A roof doesn’t have to look brand new to pass; it just needs to work and not leak. Still, if there’s a lot of visible wear, that could affect how much you end up paying for repairs or even when you’ll need a full replacement down the line.
Flashings and Penetrations
Roof areas like chimneys, skylights, and vent pipes are what inspectors look at first. Flashing, which is the material used to seal these features, must be installed correctly to keep water out.
Loose, worn-out, or corroded flashing is a frequent issue that inspectors note is a very common cause of leaks. Also inspectors see if there are gaps in the sealant or exposed nails. Poor flashing installation may cause leaks to be detected slowly, which in turn will damage the insulation, the framing, and the ceilings over time.
Chimney flashing is a key detail. Inspectors also report that step flashing, which runs along the brickwork, should be well set in and sealed. If separation or cracking of the mortar near the flashing is seen, it should be left to the roofing professional for a full evaluation.
Sagging or Structural Irregularities
Beyond what is apparent to the eye, inspectors look at the structure of the roofline. A sagging ridge, uneven planes, or visible dips may indicate issues with the rafters or decking.
In older homes minor issues may present due to natural settling, but pronounced sagging is a sign of moisture damage, rot, or insufficient structural support. Inspectors will look at the attic to see if the sheathing is affected by water damage, mold, or soft spots.
Buyers must pay attention to structural issues, which in many cases are of a more complex and costly nature than surface shingle repair.
Ventilation and Attic Conditions
Ventilation is key to roof durability and is usually one of the first things inspectors check. Poor ventilation may trap heat and water in the attic, which in turn will speed up shingle decay and foster mold growth.
Inspectors check for proper balance between intake and exhaust vents, which may be soffit vents that pair with ridge or box vents. Signs of bad ventilation include attics that are very hot, moisture on the rafters, and nail heads that have rusted through the decking.
In some areas that are cold, it is the poor ventilation that causes ice dams. In hot regions it is seen that this causes premature aging of the roof material. Either of these issues may be reported in the inspection.
Gutters and Drainage
In the technical sense, they are part of the drainage system, but also in practice, it is a great deal also related to how well the roof performs. It is seen that inspectors check that gutters are secure, that they do not have large amounts of debris, and that they are at the proper angle to direct water away from the home.
When gutters get clogged or overflow, water sneaks under the shingles and eats away at the fascia boards. If you spot stains on the outside walls, that’s a big red flag—inspectors will zero in on the roof edges and drip lines.
What This Means for Buyers and Sellers
If you’re selling your home, you want to know what inspectors actually notice—stuff like little repairs you’ve skipped, water stains, drainage issues, and whether you’ve kept up with regular maintenance. Staying ahead of these things shows buyers you’ve taken care of the place. For buyers, a good inspection spells out exactly what shape the roof’s in. You find out about hidden damage, problems with ventilation, or bigger structural issues. The roof matters. It protects everything under it, so inspectors really zero in on any red flags. That way, everyone knows what they’re getting into before anything’s final.
