The Roof is the MOST expensive item to replace on a home.  The cost of a roof can vary wildly.  It usually cost between $1.20 – $4 a square foot to remove and replace a roof.  However, it depends on a number of factors including size, pitch, and the type of materials.  The average cost of replacing a roof in the United States is $12,000.  For that reason, we highly recommend that you get roof inspection.

What is a Roof Certification?

A roof certification is separate from a home inspection.  A roof certification is an inspection in which a roofing inspector goes up on the roof to inspect items such as but not limited to the following:

  • The condition of the roofing materials.  Are the shingles loose, broken or missing?  Are they blistered, curled, or split?  Do the shingles have dark patches?
  • They will look for proper ventilation to make sure that the roof can breathe
  • They will inspect the ridges, caps and drip edges
  • The will evaluate the soundness of the drains, downspouts and gutters
  • They will inspect the flashing around roof pipes, chimneys, vents, valleys, and the mounting of HVAC units
  • They look for wet or soft dark spots for current problems or for dry and hard dark spots that indicate older problems that have been fixed.
  • They look for sagging in the ridges or in the center of the roof or sagging between the rafters.

The inspector will report any needed repairs and will estimate the remaining years of life for the roof.  They will also certify its inspection.  Typically, the certification is good for 2-5 years.

Why is the roof certification separate from the home inspection?  Isn’t the home inspector’s information good enough regarding the roof?

A home inspector is a generalist and responsible for knowing a lot about many items related to a home.  They are not an expert in any one area generally.  To that end, it would be difficult for them to give you as much detailed or accurate information on how long the roof will last or how much it would cost to replace.  You need a roofing expert as there are many variables to take into consideration when forecasting how long a roof will last or what it will cost to replace.  For example, there are many types of roofing materials and they have different life expectancies.  Different houses have different roof pitches and the steepness of the roof will affect things like the cost of a new roof.