In a township where most houses are on their second or third roof, the roof comes up in almost every sale. A general home inspection looks at it, but usually from the ground or a ladder at the edge. When the roof is older, or the home inspector flags it, buyers and sellers often want a roofer's own look before they settle on a price.
Home Inspection vs. Roofer's Inspection
| General home inspection | Roofer's inspection | |
|---|---|---|
| Who does it | A home inspector covering the whole house | A roofing contractor |
| How the roof is seen | Often from the ground, a ladder or a drone | On the roof where safe, plus the attic |
| What you get | Notes and photos of visible conditions | An opinion on remaining life, needed repairs, or replacement |
| Typical outcome | "Roof near end of life; consult a roofer" | Specific repairs, or a replacement scope and price |
What a Roofer Looks At
- Age and layers: how old the shingles look, and whether there's a second layer
- Shingle condition: curling, cracking, granule loss, missing or lifted tabs
- Flashing: chimneys, walls, skylights, vents and valleys
- Decking from the attic: stains, soft spots, daylight, plank or plywood
- Ventilation: soffit intake, ridge or roof vents, and signs of heat or moisture problems
- Gutters and drip edge: whether water is leaving the roof properly
- Low-slope sections: membranes on additions and porches
Buying or selling with an older roof?
Have someone look at the roof: (848) 212-8655.
Call (848) 212-8655For Buyers
If the inspection report says the roof is near the end of its life, a roofer's opinion helps you understand what that means: a few repairs, or a replacement soon. That can shape the negotiation. Ask the sellers for any records of past roof work: contracts, permits, warranty registrations and the year of the last reroof.
For Sellers
A roof in visibly poor shape tends to come up in every buyer's inspection. Some sellers replace an obviously failing roof before listing; others repair specific problems and keep the records; others price the house knowing the roof is due. Whatever you decide, having a roofer's written assessment and any past paperwork makes the conversation with buyers easier.
What the Report Means
A roofer's assessment usually lands in one of three places:
- Sound, with routine maintenance: minor items like a pipe boot or some caulking.
- Repairs needed: specific leaks or damage that can be fixed, with a rough idea of the years remaining.
- Replacement recommended: a roof at the end of its life, often with a scope for the new one.
Inspections After Storms and at Milestones
Buying and selling aren't the only times a roof is worth a look. After a major windstorm, a check can catch lifted shingles before the next rain turns them into a leak. Around the 15 to 20 year mark, a look at the flashing, boots and attic can help you plan the next few years. And before a planned addition or solar installation, a roofer can tell you whether the existing roof should be replaced first, since removing panels or reopening a tie-in later adds cost.
Questions
How much does a roof inspection cost?
It depends on the roofer, the size and height of the house, and whether a written report is needed. Ask up front what's included.
Can a roof be inspected in winter?
From the attic, yes. On the roof, only when it's clear of snow and ice and safe to walk.
Does a new roof add value?
It mostly removes an objection. Buyers often see an old roof as a cost they'll have to pay, and a recent roof with paperwork takes that off the table.
Around Edison
Sales of older homes in Piscataway and Metuchen often bring these questions up. Replacement is covered on asphalt shingle roof replacement.
How Long a Roof Lasts in Central New Jersey
Lifespans by material, and what shortens them.
What a Roof Replacement Costs Depends On
Everything that moves the number, minus the number.