First-Time Homebuyer Roof Inspection Guide for Utah

Before you even make an offer, you can learn a lot about a roof:

Age Indicators: Ask the seller or listing agent about roof age. If they don't know, that's concerning. An asphalt shingle roof over 20 years old is approaching replacement age. Get documentation if possible.

Visible Condition: Walk around the property and look up. Curling or missing shingles, patchy areas, moss growth, and sagging lines are red flags. A roof that looks rough probably is rough.

Multiple Layers: Look at the roof edge or ask the seller. Multiple shingle layers suggest previous roofs weren't removed—the next replacement will require full tear-off, adding cost.

Flashing and Vents: Check metal components for rust, gaps, or obvious damage. Failing flashing is a common leak source.

Gutter Condition: Gutters full of granules suggest the shingles are deteriorating. Damaged or sagging gutters often accompany neglected roofs.

If you see multiple issues, factor potential roof costs into your offer or request a professional inspection before proceeding.

General home inspectors assess roofs but aren't roofing specialists. Here's what to make sure gets covered:

Ask About:

• Estimated remaining life of the roof
• Evidence of previous repairs or leaks
• Condition of underlayment and decking (if visible)
• Attic ventilation adequacy
• Flashing condition at all penetrations
• Signs of ice dam damage

Get Specifics: Don't accept "roof is in fair condition." Ask what "fair" means in years and dollars. If the inspector hedges, consider a dedicated roof inspection.

Request Photos: Ask the inspector to photograph specific issues. These support negotiations and provide a baseline for future comparison.

Know Inspector Limitations: Home inspectors typically don't walk every roof (safety reasons) and don't remove shingles to check underneath. They give a general assessment, not a detailed roofing analysis.

Sometimes the general inspection isn't enough. Consider a dedicated roof inspection if:

The Roof is Old: Any roof over 15 years old deserves closer scrutiny from a roofing professional.

You See Red Flags: Visible damage, multiple layers, unknown history—these warrant expert evaluation.

The Home Inspector Recommends It: If they're uncertain or see concerns, follow their advice.

You're at Your Budget Limit: If an unexpected roof replacement would break the deal financially, get clarity before committing.

A dedicated roof inspection costs $150-$400 and provides detailed assessment of remaining life, necessary repairs, and replacement timing. It's cheap insurance against a $20,000 surprise.

If the roof has issues, you have leverage. Here's how to use it:

Get Quotes: Have a roofing contractor provide a repair or replacement estimate. Real numbers are more persuasive than vague concerns.

Negotiate Options:

• Price reduction equal to repair/replacement cost
• Seller completes repairs before closing
• Seller credit at closing for roof work
• Escrow holdback for roof repairs

Factor Timeline: A roof with 3-5 years left is different from one that needs immediate attention. Negotiate accordingly.

Consider Walking Away: If the seller won't negotiate on a bad roof, the deal might not make sense. Don't let emotions override financial reality.

Many deals include roof credits or price adjustments. It's normal to negotiate on known issues.