You’re under contract on a Snohomish County home. The general home inspector spent maybe 15 minutes on the roof, walked the perimeter, and wrote “appears to be in serviceable condition” in the report.
Six months later, you’re staring at a $25,000 replacement quote and a ceiling stain in the master bedroom.
This is one of the most common, and most expensive, gaps in residential due diligence. A general home inspection isn’t a roof inspection. Here’s what a real roof-only inspection should include, and how to use it during your purchase.
Why General Home Inspections Miss Roof Problems
A typical general home inspector spends 2 to 3 hours on the entire home. They cover the foundation, electrical, plumbing, HVAC, structure, exterior, AND the roof.
That leaves about 15 to 30 minutes for the roof. Most inspectors:
- Don’t walk the roof (liability and skill).
- Inspect from the ground or from a ladder at the eave.
- Check for obvious major issues (missing shingles, visible sagging).
- Note “estimated remaining life: X years” based on visual condition only.
- Don’t go into the attic for moisture telltales.
This catches catastrophic problems. It misses everything subtle, which is where the real money lives.
What a Real Roof Inspection Includes
When we do a pre-purchase roof inspection, the visit takes 60 to 90 minutes and includes:
1. Drone imagery of the entire roof
High-resolution aerial photography of every slope, valley, ridge, hip, and penetration. Captures things you can’t see from a ladder.
2. Walked roof inspection (when safe)
Direct walk on roofs that are accessible and dry. Closer look at flashing, vent boots, ridge cap condition, granule loss, soft spots in the deck.
3. Attic inspection with thermal imaging
The most important step, and the one general inspectors most often skip. Inside the attic we look for:
- Active moisture or water staining on the deck or rafters.
- Daylight visible through the deck (active leak path).
- Insulation condition (compressed or wet insulation indicates ventilation problems).
- Ventilation balance (intake vs exhaust ratio).
- Thermal anomalies that indicate hidden moisture.
- Rafter and truss condition.
4. Flashing detail review
Chimneys, skylights, vent stacks, wall-roof junctions, valley flashing. The leading sources of leaks on a residential roof.
5. Gutter and downspout assessment
Often skipped on home inspections. Failing gutters cause fascia rot and foundation drainage problems.
6. Written report with photo evidence
Specific findings with photos, repair recommendations with cost ranges, remaining service life estimate based on actual condition.
What This Catches
Here are real findings from pre-purchase inspections we’ve done in Snohomish County:
- Hidden ridge vent failure that had been letting moisture into the attic for 2 years. General inspector missed it. We caught it via thermal imaging in the attic. $4,000 repair, used to negotiate seller concession.
- Improperly sized vent stack flashing on a 12-year-old roof. General inspector wrote “good condition.” We identified 3 flashings that would fail within 5 years. Used during negotiation to reduce purchase price.
- Rotted decking under intact-looking shingles caused by chronic moisture in a low-slope section. General inspector couldn’t see it. We identified soft spots underfoot during the walk. $8,000 in deferred replacement that the buyer factored into the offer.
- Inadequate attic insulation and ventilation on an otherwise sound roof. Not a roof failure, but indicates the next replacement will need ventilation upgrades and the current heating bills are higher than they should be. Buyer used to negotiate energy disclosure.
In every case, the roof inspection cost ($300 to $600) returned 10x to 50x in negotiation leverage or post-purchase savings.
Timing in the Purchase Process
The right time for a roof inspection is during the inspection contingency window, alongside your general home inspection. Specifically:
- Make your offer with an inspection contingency.
- Schedule the general home inspection.
- Schedule a separate roof-only inspection within the same window.
- Use both reports together in negotiation.
Most contingency windows in Snohomish County run 5-10 business days. We can typically complete a roof inspection within 48 hours of booking.
What to Do With the Findings
Three paths after the inspection:
Path 1: Negotiate
If the inspection identifies significant issues, you have leverage:
- Price reduction equal to the cost of repairs.
- Seller-paid repairs before close.
- Seller credit at close for buyer-managed repairs.
The roof inspection report becomes documentation supporting your negotiation. Sellers and listing agents take written, photo-documented findings seriously.
Path 2: Walk
If the inspection identifies major structural or systemic issues that exceed your repair budget, the inspection contingency lets you walk away with earnest money returned.
Path 3: Proceed with eyes open
If the roof needs work but is acceptable, you can proceed knowing what you’re buying. You can budget the eventual repair or replacement into your post-purchase financial plan.
The worst outcome is closing on a home WITHOUT a real roof inspection and discovering the issues 6 to 18 months later.
Common Buyer Mistakes
Things we see go wrong:
Skipping the inspection on a “newer” home
A roof can fail in 8 years if installed badly. New construction in particular often has inadequate ventilation or sloppy flashing details that don’t show up until they leak.
Trusting “we just had a new roof installed”
A new roof from an unknown installer with no warranty paperwork is worth verifying. Get the manufacturer warranty registration and the installer’s workmanship warranty in writing as part of the sale.
Accepting a verbal “looks fine” from the listing agent
Listing agents work for the seller. They are not roofing experts. Their assessment of roof condition is not due diligence.
Waiting until after close to inspect
You no longer have negotiation leverage. You own all the problems.
What This Costs
A pre-purchase roof inspection in Snohomish County:
- Free for some local roofers if they’re trying to win the eventual replacement work. Get the report in writing regardless.
- $300 to $600 for an independent paid inspection that comes with no sales obligation.
We offer free pre-purchase inspections in our service area with no obligation to use us for any subsequent work. The report is yours regardless. We do this because if the home needs significant work later, we want to be the contractor you call.
How to Book
If you’re under contract on a home in Snohomish, North King, or Skagit County, reach out within 24 hours of going under contract. We’ll schedule the inspection inside your contingency window and have the written report to you within 48 hours of the visit.
Don’t close without it.