JBM Home Inspections LLC (812)789-6454

The roof inspection is an integral part of your Home Inspection.  The roof is one of the most important systems in the home.  We inspect the condition of the shingles, flashing, and gutters on the exterior of the home.  In the attic we inspect the condition of the rafters, trusses, and decking.

Roof Inspection

The roof inspection starts on the ground. Fastener and decking problems can exist that are more visible from the ground than from the roof.  The roof shingles can also be multiple layers that will shorten the roof life and void any warranty.  From there the inspector goes up a ladder to the eave and inspects the gutters, drip edge, and flashing at the corners and wall connections.  The gutters should be supported at a minimum of every 3 feet and have a drop of ½ inch every 10 feet.  The drip edge must be installed properly, under the underlayment at the eave and over the underlayment at the rake.  The inside corners need to have kick-out flashing to divert water away from the home.  Any sidewall connections should have step flashing to prevent water from getting under the siding.

Shingles

The roof shingles will be inspected from the ladder above the eaves, with a camera pole, or from the roof deck.  The home inspector is looking for things such as:

1. Granular loss due to age or faulty shingles.  This will lead to premature shingle failure and ultimately leaks.
2. Impact marks from hail indicate damage to the roof and will shorten the shingle life and lead to leaks.
3. Scuffing from foot traffic, while usually cosmetic, can cause a future insurance hail claim to be denied.
4. Broken shingle tabs or loose and missing shingles.  The shingle tabs are cosmetic but will give an indication of the age in most cases.  Loose shingles can leak or blow off in high winds.  Missing shingles will leak in heavy rains and damage the home.

The home inspector checks the attic near the end of the home inspection.  We are checking the condition of the rafters or trusses, the underside of the roof decking for damage, or evidence of a leak.

The overall condition of the roof will then be evaluated and reported for the home buyers.

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