New inspector with roof condition question, (yes I have already completed the roof inspection course.)
My own house roof, asphalt shingle, residential grade, was installed in 1981. It shows little or no granule loss, is not curling, does not have buckles or obvious visible damage. It doesn’t leak and it has a 12:12 pitch, (that’s why I haven’t gotten around to replacing it, every year I think next year for sure.) It is super brittle on the west facing side.
My question is, if I were inspecting this as someone else’s roof, maybe I might notice how brittle it is but maybe not. (walking on it is out of the question with the steep pitch.) I’m wondering without visible damage, are there other reliable clues it is well past its expected life? Course materials don’t recommend a ‘brittle test’. Is a 'brittle test to the west fascia edge a good routine idea?
If I describe a roof condition as appearing to be in good condition with no substantial granule loss and little sign of damage, and it happens to be a roof like mine that is very old but doesn’t show it, am I liable for not seeing that it is in need of replacement?