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Old 02-20-2013, 02:08 AM   #1
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Inspector overstating my roof problem? (Pics included)


The home inspector told me my room needed immediate replacement and that it has reached the end of its useful life.

I am not an expert, but I thought Asphalt shingles would start to look really messed up when they were bad. These appear flat and, except for the obvious missing ones, aren't at the "end of useful life"

What do you think?

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Old 02-20-2013, 02:12 AM   #2
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Old 02-20-2013, 02:12 AM   #3
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Inspector overstating my roof problem? (Pics included)


There not cupping. When a shingle is at the end of its existence it would be cupping on the ends. I think this roof has a few more years by the pic. Looks like just a few shingles here and there needs replacing.

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Old 02-20-2013, 02:13 AM   #4
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Old 02-20-2013, 02:16 AM   #5
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Inspector overstating my roof problem? (Pics included)


I hope so. The seller is hesitant to pay for any repairs what-so-ever. Essentially, it's almost a deal-breaker since I don't have the extra few thousand sitting around on top of the 20% down and closing costs. The only hope right now is that the seller will at least try to make a claim since the inspector said the damage was hail/wind related.
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Old 02-20-2013, 06:01 AM   #6
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Inspector overstating my roof problem? (Pics included)


Here is a strategy depending on the market you are in. Buyers or Sellers

The Seller is hesitant, but has never come right out and said no. Put it in writing that the Seller pays for the repair or you walk away. If the deal does
die then you know the Seller meant he was really digging his heels in and was not prepared to pay. Give it a day or two and re-offer if this house is "the one"

If its a Buyers market in your neighbourhood the Seller will not let it die over a small repair.
If you are uncomfortable taking the risk then offer to pay half only.

If its a Sellers market and you are scared to loose this place, then keep in mind a repair and even the expense of a new roof ( see if your mortgage
specialist will tack it on) over the life of the mortgage will only amount to a few cents a day.
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Old 02-20-2013, 06:21 AM   #7
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Inspector overstating my roof problem? (Pics included)


If the home inspector stated that the damage is the result of wind/hail -
you may be able to have the cost of a new roof covered by your
home-owner's insurance.

You're roof does not, really look bad enough to require a complete new roof.

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Old 02-20-2013, 08:15 AM   #8
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Inspector overstating my roof problem? (Pics included)


Bad pictures for judging. When inspecting for wear or damage, a close examination of individual shingles is necessary. Wear will depend on ampoiunt of fibers showing. granules missing, porosity, AND a very close examination of the keyways. Shingles can look intact and the keyways, which are the back of the underlying shingle can be cracked, or eaten completely through.
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Old 02-20-2013, 08:58 AM   #9
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Inspector overstating my roof problem? (Pics included)


Only Organic felt based shingles Claw (Cup? Colloquialism?) If the mat is fiberglass they generally will not. They may be crumbling to the touch, although they do look pretty good. Maybe they are nailed wrong. Judging by that gutter and unclad fascia, the work done was not very good. The gutter is hanging on a wing and a prayer. How old? The roof that is.
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Old 02-20-2013, 09:19 AM   #10
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Yes, they are fiberglass asphalt.

Another key to this puzzle may be what he said to me. He mentioned many times that they were very "thin". I didn't realize shingles "thin" out over time.

Also, it is a buyer's market but I am already at a 25% discount over the price. He paid quite a bit more just 4 years ago AND I get to keep all the brand new appliances (which was a great deal for me). Plus he I asked him to leave behind all the misc. stuff (lawnmower, tool bench, shovel, broom, etc )

The main thing I think is that the seller should repair the roof, regardless of whether he I buy it or not. The fact is, any other potential buyer is gonna notice the same problems and if I don't buy it and he sits on it for another year, the roof won't get any better.

If he refuses, he doesn't really want to sell the house.
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Old 02-20-2013, 09:22 AM   #11
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Inspector overstating my roof problem? (Pics included)


Note: I watched him lift one of the shingles and it seemed to flop right back down when he let go. Also, if they were deteriorating, wouldn't there be some damaged shingles? The only damaged shingled are ones that are completely ripped off (by wind).
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Old 02-20-2013, 10:54 AM   #12
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Inspector overstating my roof problem? (Pics included)


Have the seller repair the roof and gutters if he/she really wants the sale to go thru.
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Old 02-20-2013, 11:26 AM   #13
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Inspector overstating my roof problem? (Pics included)


1. The shinlges are thin because they are probably low grade 3 tab 15 year three tabs.

2. If you lift the tab on a three tab shingle that is shot the tab will usually just break off, because the asphalt is severely oxidized.

3. The fact that you CAN simply lift a tab could mean that there was never an adequate amount of self seal adhesive. It can also mean that they are nailed high. I suspect the latter, but you need to send us some close ups of the nailing pattern.

If the shingles have life left in them you should be able to roll a tab carefully to see if it is flexible. If it is you may be OK for a while, but you will probably continue to lose tabs due to high nailing in the future.
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Old 02-20-2013, 12:29 PM   #14
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Inspector overstating my roof problem? (Pics included)


You're probably right about them being low grade. And as for easily lifting, it didn't look easy but apparently he needed to do it to check the flashing and what-not. I suppose that particular shingle is now loose.

Unfortunately, it's winter and since this inspection 2 days ago we had a mini-storm of snow which is covering the roof. Also, since it is so cold, wouldn't that possibly damage the shingle (bad or not) if I tried to roll one?

My number one question is can I at least hold off on repairs until summer or at least a warmer period? The inspector checked the attic and apparently it was looking fine so there are no problems yet.
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Old 02-20-2013, 01:16 PM   #15
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Inspector overstating my roof problem? (Pics included)


We just had this situation last May when we bought our house. The inspection revealed that the roof needed replaced. We were going to just do it after the closing. Surprise, surprise, our loan officer said that no one would or could underwrite a loan unless the roof was replaced by the owner prior to closing.

In the end, the owner was able to get a claim in and the roof replaced before we closed but if the seller wants to put this off them may not be able to sell their house to someone who is financing.

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