Buyer Guides

Whether you're buying your first home, evaluating a roof replacement, or choosing a contractor, these comprehensive buyer guides will help you make informed decisions every step of the way.

First-Time Homebuyer Roof Inspection Guide

Buying a home is exciting, but don't overlook the roof. A roof in poor condition can cost tens of thousands of dollars to replace—often within the first few years of ownership.

Pre-Purchase Roof Inspection Checklist

Exterior Inspection:

Check for missing, cracked, or curled shingles
Look for signs of sagging or uneven roof lines
Inspect flashing around chimneys, vents, and skylights
Check gutters for proper installation and condition
Look for moss, algae, or excessive debris
Check for signs of previous repairs
Inspect roof valleys for proper installation
Look for loose or damaged gutters and downspouts

Interior Inspection:

Check attic for water stains or damage
Look for signs of leaks in ceilings and walls
Inspect attic ventilation (soffit and ridge vents)
Check insulation condition and coverage
Look for daylight coming through roof deck
Check for musty odors indicating moisture problems
Inspect for pest damage or entry points

Documentation to Request:

Age of current roof
Installation date and contractor information
Warranty documentation (manufacturer and workmanship)
Previous repair records
Insurance claim history
Permit records for any roof work
Material specifications and brand

Understanding Roof Age

Asphalt Shingles:

3-tab: 15-20 years typical lifespan
Architectural: 25-30 years typical lifespan
Designer/Premium: 30-50 years typical lifespan

Metal Roofing:

Standing seam: 40-70 years
Metal shingles: 40-60 years

Tile Roofing:

Clay tile: 50-100 years
Concrete tile: 40-50 years

Slate:

75-150 years (with proper maintenance)

Key Questions:

How old is the current roof?
Has it been replaced or just repaired?
What material was used?
Is it near the end of its expected lifespan?

Red Flags to Watch For

Multiple layers of shingles - Indicates previous repairs, may need full replacement
Extensive patching - Suggests ongoing problems
Mismatched materials - May indicate partial replacement or poor repairs
Sagging roof deck - Structural issues requiring immediate attention
Water stains in attic - Active or past leaks
Missing or damaged flashing - Water intrusion risk
No ventilation - Will shorten roof life and increase energy costs
Recent insurance claims - May indicate storm damage or ongoing issues

Evaluating Existing Roofs

Visual Inspection Guide

From Ground Level:

Walk around the entire perimeter
Look for missing or damaged shingles
Check for sagging areas
Inspect gutters and downspouts
Look for signs of previous repairs

From Ladder (if safe):

Check shingle condition up close
Inspect flashing condition
Look for granule loss (asphalt shingles)
Check for curling or cupping
Inspect valleys and transitions

Professional Inspection:

Always recommended before major decisions
Identifies hidden problems
Provides detailed condition report
Estimates remaining lifespan
Identifies immediate repair needs

Understanding Roof Condition Reports

A professional inspection will provide:

Overall Condition Rating:

Excellent: New or near-new condition
Good: Minor wear, years of life remaining
Fair: Moderate wear, some repairs needed
Poor: Significant wear, replacement recommended
Critical: Immediate attention required

Specific Findings:

Material condition assessment
Structural integrity evaluation
Ventilation and insulation review
Leak and damage identification
Repair vs. replacement recommendation
Cost estimates for needed work

Choosing a Roofing Contractor

Essential Qualifications Checklist

Licensing and Insurance:

Valid state contractor's license
General liability insurance ($1M+ recommended)
Workers' compensation insurance
Bonding (if required in your area)
Local business license

Experience and Reputation:

Minimum 5 years in business
Physical local address (not just PO box)
Specializes in residential roofing
Experience with your roof type
Positive Better Business Bureau rating
4+ star average on review sites
Willing to provide references

Professional Standards:

Questions to Ask Contractors

About Their Business:

How long have you been in business?
Are you licensed and insured? (Ask for proof)
Do you have a physical office location?
Can you provide local references?
What's your Better Business Bureau rating?

About Your Project: 6. Have you worked with this roof material before? 7. What's included in your estimate? 8. Who will be doing the actual work? 9. How long will the project take? 10. What's your payment schedule?

About Warranties: 11. What warranty do you offer on workmanship? 12. What manufacturer warranties apply? 13. Are warranties transferable? 14. What's covered and what's not? 15. How do I make a warranty claim?

About the Process: 16. Do you handle permits? 17. How do you protect my property during work? 18. How do you handle cleanup? 19. What happens if there's a problem? 20. Can you provide a detailed timeline?

Red Flags to Avoid

Door-to-door solicitation after storms (often scams)
Requires full payment upfront (should be 10-25% down)
Pressure tactics ("today only" deals)
Lowest bid by far (quality costs money)
No written contract (always get it in writing)
Cash only payments (legitimate businesses accept checks/cards)
No insurance proof (demand certificates)
Unwilling to provide references
No local address (PO box only)
Subcontracted work (should use own crew)

Budget Planning for Roof Projects

Understanding Costs

Roof Replacement Costs (National Averages):

Asphalt 3-tab: $3,000-$5,000 (1,500 sq ft)
Architectural shingles: $4,500-$7,500 (1,500 sq ft)
Metal roofing: $8,000-$20,000 (1,500 sq ft)
Tile roofing: $10,000-$30,000 (1,500 sq ft)
Slate roofing: $20,000-$40,000 (1,500 sq ft)

Cost Factors:

Roof size (measured in squares: 100 sq ft each)
Roof pitch (steeper = more expensive)
Complexity (valleys, dormers, multiple stories)
Material choice
Local labor costs
Tear-off requirements
Structural repairs needed
Permits and inspections

Financing Options

Cash Payment:

Best for those with available funds
No interest charges
May qualify for cash discounts

Home Equity Loan/Line of Credit:

Lower interest rates
Tax-deductible interest (consult tax advisor)
Uses home as collateral

Roofing Company Financing:

Often available through partnerships
May offer promotional rates
Convenient application process
Read terms carefully

Personal Loans:

Unsecured (no collateral)
Fixed or variable rates
Quick approval process

Insurance Claims:

For storm or damage-related work
Deductible applies
May cover full replacement cost
Work with reputable contractors

Getting Multiple Estimates

Why Multiple Estimates Matter:

Compare pricing and value
Evaluate different approaches
Assess contractor professionalism
Identify red flags
Make informed decisions

What to Compare:

Total project cost
Materials specified
Timeline and schedule
Warranty terms
Payment terms
What's included/excluded
Contractor qualifications

Estimate Evaluation:

Don't automatically choose lowest bid
Consider value, not just price
Verify what's included
Check for hidden costs
Compare warranties
Evaluate contractor reputation

Insurance and Warranty Considerations

Understanding Roof Warranties

Manufacturer Warranties:

Cover material defects
Typically 25-50 years
May be prorated or non-prorated
Often require registration
May be transferable (with fee)

Workmanship Warranties:

Cover installation issues
Typically 1-10 years
Provided by contractor
Must be in writing
Only valid if contractor stays in business

Extended/System Warranties:

Combine material and labor coverage
10-50 years available
Require certified installers
Higher cost but comprehensive coverage

Insurance Considerations

Homeowner's Insurance:

Typically covers storm damage
May cover wind, hail, fire, falling objects
Usually doesn't cover normal wear
Deductible applies
May have coverage limits

When to File a Claim:

Storm damage (wind, hail, falling trees)
Fire damage
Vandalism
Sudden, accidental damage
Not for normal wear or age

Working with Insurance:

Document damage thoroughly
Get professional inspection
Understand your policy
Work with reputable contractors
Keep all documentation

Making Informed Decisions

Decision Framework

For Homebuyers:

Get professional roof inspection
Review inspection report carefully
Negotiate roof condition in purchase
Plan for potential replacement
Budget accordingly

For Existing Homeowners:

Assess current roof condition
Determine repair vs. replace
Research materials and contractors
Get multiple estimates
Make informed choice

Key Principles:

Education is your best tool
Don't rush major decisions
Get professional assessments
Compare multiple options
Consider long-term value
Trust your instincts (if something feels wrong, it probably is)

Next Steps

Now that you understand the buyer's perspective:

If buying a home: Schedule a professional roof inspection before closing
If evaluating your roof: Get a condition assessment from a certified roofer
If planning a project: Review our Materials Guide and Repairs vs. Replace guides
If choosing a contractor: Use this guide's checklist to evaluate candidates

Ready to learn more? Explore our other guides:

Repairs vs. Replace - Make the right decision for your situation
Materials Guide - Understand your roofing material options
Climate Fit - Choose materials for your region
Maintenance - Protect your investment