Hi all, im a relatively new home inspector in New Jersey and have a few questions. First of all, do you include any additional information when the client has an fha or VA loan? It seems like these clients always come back asking for more information. Another one is insurance, they are asking for an age of the roof. Do you all feel comfortable putting an age on a roof that you dont know the age of? I was sticking to more vague terminology such as nearing the end of its useful life or appears to be at the end of its useful life, if anything at all other then the individual roof defects listed. How would you all answer this question. Thanks
No.
Here in Florida, it’s pretty much mandatory as it relates to HO insurance.
Use Municipal building permits (search your towns, cities, counties, etc.) and your skills/experience.
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I have 45 years of construction experience prior to this inspection gig. I never state roof age. I concur with what you are doing.
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I am very good at judging roof age, but then I’ve seen a lot of them. I get asked this question all the time and will tell them what I estimate the age is, but I am comfortable doing that.
You are new in this biz, so I recommend that you defer on estimating the age by explaining that age estimation of any component of a home is beyond the scope of a home inspection.
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I recommend you reassess your business plan.
Does your scientific wild ass guess make you more money? Then why are you doing it?
If asked, I told my client to ask the owner. They can misrepresent their property all they want, and it will not affect me…
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No
No, and even if I did, I wouldn’t other than newer, or older, don’t use any numbers unless you have documentation in front of you stating when the roof was installed.
It’s best to stick with the SOP, I persoanlly call out any missing, damaged shingles, shingles not flush with the surface, excessive granular loss, nail protruding, etc… If the roof is shot, I call it out as such.
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My narrative says:
Estimated Age of Roofing Materials
5 to 10 Years (I usually give them a range)
The exact age of the observed roof-covering materials was undetermined. I guessed the age as a courtesy for you. Please ask the owner or seller about actual, documented age of the roof, its past performance, history of problems, and any roof warranties.
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No absolutely not on roof age. Fortunately, our state SOP specifically excludes requirement on providing roof age so no-one here expects it. I stick to general statements “near the end of useful life…” etc.
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For me, it all depends on when the house was constructed. If constructed within the past 20 years and the roof appears to be original, that’s what I put in my report and recommend confirmation from the seller. I don’t mention useful life unless it’s obviously shot.
I did an inspection yesterday for a client, which was his second because he thought the first one was “vague” and not very informative. That said, apparently the first inspector flagged the roof and called for a roofing contractor for further evaluation. Roofing contractor told my client that the roof needed to be replaced because there was granular loss, moss and lichen growing on the shingles. There was, but nothing to warrant replacing the roof at this time. I recommend to my client on what to do to address the situation prior to having to replace the roof.
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As a NJ inspector you are required to follow the NJ Standards of Practice only and not any others. The NJSOP state that you are not required to determine the life expectancy of any system. The roof is a system. I tell them to check with the seller and if they lie it’s on them and not you. Otherwise, you may be buying them a new roof. There is no advantage to you telling them the age especially if you are guessing. I suggest you join njnachi. There is a local meeting every month and Laura (the president) is very helpful. The website is njnachi.com. Good luck and maybe I will see you at a meeting.
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The inspector is not required to:
A. walk on any roof surface.
B. predict the service life expectancy.
Per standards of practice.
Now if you want to go beyond standards of practice that is your discretion. Most buyers want to know if the roof is going to need replaced soon. It think letting them know current observed conditions, but that this is not a guarantee of life expectancy.
I never make SWAGs on home inspections, so I wouldn’t know if they make more money. At this stage of my career with my experience, if I don’t know by now how to recognize roof age and problems, then I should look for another line of work because clearly I am unable to learn anything.
If you don’t know how to judge age of roof shingles, then don’t do it.
BTW, like others here, I offer an age range and only verbally.
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If you are so confident and superior in your abilities, why won’t you put the age of the roof in writing?
If another inspector puts their assessment in writing, are they a better inspector than you?
I knew I get some smart ass comment when I wrote that. Congratulations on being the guy. Yeah the others are better than me. Are you happy now.
Narcissist mindset.
I concur with your practice. Clients want to know what immediate and future costs they are facing with their new home. Verbally, “I think you are going to have to replace this roof in the next 5 to 10 years.”
“…ASSUMING that we don’t have another storm / severe weather like we did 2, 5, 9, and 12+ years ago… then if so, all bets are OFF”!!
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“I am very good at judging roof age, but then I’ve seen a lot of them.”
So like I said, you are making a Scientific guess based on your experience.
Can you tell if it is leaking with this method of inspection?
It’s not about your observation, it’s about your reporting that I am talking about.
I know what you’re doing, but what you are saying to the new guys that it’s OK to talk about what is not required, because their competition does it, so it’s OK.
NO ONE can look at a roof, one time, and know it’s age. You don’t know anything about what the roof was exposed to, how they were manufactured, what the attic ventilation conditions were in the past. I realize you’re giving a verbal opinion, so it’s your word over theirs.
Another point is if the roof looks like crap, but doesn’t leak, it is predicting the future. Which is against the HI SOP, and will potentially kick your butt in a court case. Why does anyone want to do that?
I have a Heat Pump that is 3x it’s life expectancy. It cooled the house just fine when it was 102F yesterday.
My wife wants me to replace it.
Why? Because it “might” not work soon.
Can I say one way or the other when that might be?
There is nothing I can say, except “Yes dear”!
Regardless if the HVAC is on new construction or a 30yr old house, if it fails right after your inspection, who gets the call? If you made a statement (written or verbally) about its life, they got you!
Hundreds of posts here are about “what is the mfg date on this appliance?”
So there are a bunch of people with a crystal ball out there.
If you’re going to guess, I would recommend you put in your report (not verbal) that the Client asked for your opinion, and you answered their request, which is out of the scope of an Inspection.
That is what the HI SOP’s require for things you didn’t do that you are required to, as well as what you did beyond the SOP, making it beyond the scope of the inspection. 
You can do anything, so long as it is legal. You just need to do it right to protect yourself.