Roof components that are in the scope of a home inspection include the visible and accessible roof coverings, such as shingles, roof drainage systems, such as gutters and downspouts, roof flashing components, such as vent flashing, and skylights.
Anyone who owns property in Florida knows the challenges of rising home insurance premiums in the last couple of years. Florida is now the most expensive state for homeowners insurance as reported by a Fox Business News story dated February 23, 2024. Having a new and/or completely replaced roof that has been verified by the individual insurer can assist with saving the homeowner 15-25% of their insurance premiums. Typically, shingle roofs will last between 15 and 20 years. A clay or concrete tile roof has a life expectancy of at least 20 years and a metal roof is anywhere between 15-40 years. The reason this is important has to do with recent changes in Florida concerning insurance legislation. Before recent legislation, insurance companies were beginning to demand replacing a roof more than 15 years old regardless of its overall condition. Some less-than-ethical roofing contractors were promoting new roofs at no cost to the homeowner by assisting with insurance claims. Factor the combination of these dishonest business practices and government regulation, insurance companies have been forced to raise their premiums.
One of the key issues is the insurance companies insuring roofs that are 15+ years old. Understanding the link between insurance companies and the age of roofs can feel like a puzzle. But, once you have the facts, it’s simpler than you think. The short reader's digest version is this: Insurers can not exclude coverages solely based on the age of the roof. They must offer the homeowner an alternative. However, insurance companies have found workarounds from the legislation and some have outright pulled out of the Florida Insurance market altogether, forcing many homeowners scrambling to find new insurance at much higher rates. You can read more about this here and here.
Homeowners may wonder what they can do to mitigate these issues. A roof inspection by a qualified home inspector can assist with an evaluation of the current roof. A Home Inspector following the Florida Association of Building Inspectors (FABI) and InterNACHI standards of practice can observe and report on the following areas: the roof covering materials (shingles, metal, shake, etc.), gutters and downspouts, chimneys, vents, flashing, skylights and other roof penetrations. Following the standards of practice, the inspector shall describe the type of roof covering materials and an indication of an active leak. Other observations such as the conditions of the items listed above can be included in the report. Something that home inspectors typically will not comment on is the expected life expectancy of the roof. Antennas, satellite dishes, lightning arrestors, and solar panels are all typically excluded from most inspections. A home inspector can give you a pretty good indicator of the condition of the roof based on the day's observations. If you need further evaluation or a more in-depth review, contracting a qualified roofing specialist may be the best route.
There are three main components to an inspector's evaluation of a roof that can be gleaned from the inspection report. The first is the structural inspection. The home inspector will review the roof and associated components for signs of structural damage. The condition of the soffit, fascia, and gutter system are reviewed. Chimneys are inspected for cracks, crumbling grout (if brick/ masonry), chimney cap damage as well as proper flashing. Cracked, splintered, or rotted rafters or trusses are easy signs of structural defects within the roof system. Sagging or bulges within the roof plane, sagging ceilings, and missing rafter and/or collar ties are other examples of a potentially compromised roofing system.
The second component is a review of the materials. The inspector will report on any missing, loose, or curled shingles. Rust stains, moss, and algae growth, signs of water damage, and granule loss will be reviewed and reported on as necessary. A tell-tale sign of a roof nearing the end of its lifespan is the presence of asphalt granules in the valleys and gutters of the roof. As mentioned earlier, a home inspector is not required to report on the lifespan of a roof but the visible evidence of such should warrant further evaluation. Vent boots are also inspected to ensure that the rubber seal has not been compromised. Roof flashing is the other major roof material component that is inspected. The flashing is typically made up of thin pieces of metal installed to direct water away from critical areas of your roof. It is a good idea to have a roof inspection completed annually.
The interior inspection is the last of the three elements of a thorough roof inspection. The inspector looks for visible signs of past or present damage. Staining in the ceiling may be indicative of a water leak. After observing the stain, the inspector will determine if it is an active or a leak from the past. Typically, the home inspector will recommend further evaluation by a certified roofing specialist in instances of active leaks. In the case of visible signs of old leaks, the home inspector may comment to ask the homeowner for some history. The roof sheathing is inspected for signs of cracks, the presence of moisture, and evidence of mold or mildew. The decking between the rafters is checked for sagging. Looking into the attic for signs of light coming through the roofing system is also part of the interior inspection. Early detection is the best prevention of major roof damage. A roofing inspection completed yearly can assist with evaluating the roof's overall condition and inform the property owner of potential issues ahead of time.
To recap, a roofing inspection can be a vital tool for homeowner maintenance. A full inspection report can provide the homeowner/ potential home buyer with information about the condition of the roof. Home inspectors report on three main elements for a roofing inspection. These are the exterior, the materials, and the interior inspections. There are a lot of issues within the state of Florida regarding legislation and how it addresses the current insurance crisis within the state. However, a new replacement roof can assist with decreasing your premiums by as much as 25%. Having an annual roof report can also expose minor roof deficiencies and allow these to be addressed prior to a major insurance claim. Contact GH Solutions today about our roof inspection services for homeowners and homebuyers.
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