Should You Get a Roof Inspection Before Buying a Home in Idaho?
The roof is one of the most expensive parts of a house to replace, and one of the hardest for a buyer to see. You can walk every room during a showing. You can't walk the roof.
If you're buying a home in North Idaho, a roof inspection before closing tells you what you're getting. Here's what it covers, what it catches, and a checklist you can use at your own showings.
- In most cases, yes, especially when the roof is older, its age is unknown, or the home inspection flagged it.
- A general home inspector can inspect the roof from the ground or the eaves and isn't required to walk it or predict how long it will last.
- A roof inspector checks the roof up close: storm damage, flashing, soft decking, past patches, ventilation, and ice dam damage.
- Book as soon as your offer is accepted. Lakeview's inspections are free, with a written report in 24 to 48 hours.
On this page
- Should You Get a Roof Inspection Before Buying a House in Idaho?
- What Does a Roof Inspection Find That a Home Inspector Misses?
- What Should Be on a Home Buyer's Roof Checklist?
- What Do You Get From a Pre-Purchase Roof Inspection?
- What Do You Do With the Roof Inspection Report?
- Who Does Pre-Purchase Roof Inspections in North Idaho?
Should You Get a Roof Inspection Before Buying a House in Idaho?
In most cases, yes. It's especially worth it when the roof is older or its age is unknown, the home inspection flagged the roof or couldn't fully assess it, you see stains, missing shingles, or moss, or the area had a recent hail or windstorm.
North Idaho roofs carry heavy snow, freeze and thaw all winter, and take windstorms. A roof-focused inspection tells you whether the roof has years left or needs work soon, while you can still do something about it.
What Does a Roof Inspection Find That a Home Inspector Misses?
Damage you can only see up close. Under the InterNACHI home inspection standards, an inspector inspects the roof from ground level or the eaves and isn't required to walk on it, predict its remaining life, or confirm the roofing was fastened properly. A roof inspector does those things.
Storm damage
Hail bruising and lifted or creased shingles that are hard to spot from a distance.
Flashing
Worn or failing flashing around chimneys, vents, and skylights.
Soft decking
Soft spots underfoot that point to damaged decking under the shingles.
Past repairs
Patches, mismatched shingles, or a new layer laid over an old one.
Ventilation
Ventilation problems that shorten a roof's life.
Ice dam damage
Damage along the eaves from water backing up under the shingles.
A general inspection may note that the roof "shows wear." A roof inspection tells you what that wear means and what it will take to fix.
What Should Be on a Home Buyer's Roof Checklist?
Ask the roof's age, its repair and insurance claim history, and whether a warranty transfers. Then look for missing or curled shingles, granules in the gutters, moss, sagging, and water stains.
- Ask the seller how old the roof is and whether they have the paperwork
- Ask whether the roof has had repairs or insurance claims
- Ask whether a roof warranty transfers to a new owner
- From the ground, look for missing, curled, or cracked shingles
- Check for granules collecting in the gutters or at the ends of the downspouts
- Look for moss, sagging lines, or uneven sections
- Check the ceilings and the attic for water stains
- Look at the flashing around the chimney and vents
None of these replace an inspection, but they tell you what to ask about. To judge whether a roof is near the end of its life, see how long a roof lasts in North Idaho and signs your roof needs replacing.
What Do You Get From a Pre-Purchase Roof Inspection?
A HAAG certified inspector checks the shingles, flashing, vents, gutters, and downspouts, photographs everything, and gives you a written report with condition ratings and recommended actions. Lakeview's inspections are free.
A typical residential inspection takes 45 minutes to 1.5 hours, depending on the roof's size and complexity, and the written report follows within 24 to 48 hours. You don't need to be there, but if you are, we'll show you what we find as we go. See our roof inspections or read what's in a HAAG certified roof inspection.
What Do You Do With the Roof Inspection Report?
Use it to decide your next move before closing: go ahead if the roof is in good shape, ask for repairs or a credit if it needs work, or factor a replacement into your offer if it's near the end of its life.
Your real estate agent can advise you on using the report in your negotiation. If you're weighing a repair against a replacement, read roof repair vs. replacement.
Who Does Pre-Purchase Roof Inspections in North Idaho?
Lakeview Roofing & Restoration, a family-owned roofer based in Rathdrum, inspects roofs for home buyers across Coeur d'Alene, Post Falls, Hayden, Spirit Lake, Sandpoint, and the rest of North Idaho.
Book as soon as your offer is accepted, so the report comes back within your inspection period. We'll tell you what we find, including when the roof is in good shape. Schedule your pre-purchase inspection.
Book a Pre-Purchase Roof Inspection
Free, with photos and a written report within 24 to 48 hours. Book as soon as your offer is accepted.
Frequently Asked Questions
Should I get a roof inspection before buying a house in Idaho?
In most cases, yes. It's especially worth it when the roof is older, its age is unknown, the home inspection flagged or couldn't fully assess the roof, or the area had a recent hail or windstorm.
Doesn't the home inspection cover the roof?
It covers it, but not up close. Under the InterNACHI home inspection standards, the inspector inspects the roof from ground level or the eaves and isn't required to walk on it or predict how long it will last.
What should be on a home buyer roof checklist?
Ask the roof's age, its repair and claim history, and whether a warranty transfers. Look for missing or curled shingles, granules in the gutters, moss, sagging, and water stains on ceilings or in the attic.
How long does a pre-purchase roof inspection take?
A typical residential inspection takes 45 minutes to 1.5 hours, depending on roof size and complexity. The written report arrives within 24 to 48 hours.
What happens if the roof inspection finds problems?
You can ask the seller to repair the roof before closing, discuss a credit, or factor a replacement into your offer. Your real estate agent can advise you on the best approach.
About this guide. Written by Lakeview Roofing & Restoration, a family-owned roofing company in Rathdrum, Idaho, and an Owens Corning Preferred Contractor with HAAG certified inspectors. Facts in this guide were checked against the sources listed below.