Only true if you don’t know how to manage your Clients’ expectations.
Hey that was kind of fun using big fonts like that. :margarit:
Well it looks like I was partially right. The home builder and not the manufacturer of the roof, can void the warranty if an inspector walks the roof during the new construction warranty period. Remember I said can. This comes from an inspector who is known to be one of the best ever. Hint: Lives in Florida and would be glad to assist you if you don’t believe him. 
Didn’t any of you who perform 11 month warranty inspections know this?
To Walk or not to Walk
Life Expectancy: The Inspector must exercise sound judgment when evaluating roof condition. The roof should have a remaining physical life of at least two years. If the roof has less than two years remaining life, then the Inspector must call for re-roofing or repair. The condition must clearly state whether the subject is to be repaired or re-roofed.
Snow Covered Roofs:
a. In areas where the snow is likely to lay for more than a few days:
**1: **The Inspector is required to make an extra thorough inspection of the attic and all visible roofing areas for signs of failing roofing materials.
**2: **If there is evidence of damage and/or leaks the Inspector is to condition appropriately for correction(s).
3: If there is no evidence of damage and/or water leaks. The borrower must be informed that the roof was snow covered at the time of the inspection and that it is acceptable to the purchaser without any warranty or guarantees.
4: If the borrower has concerns, they can request the seller to shovel the roof for inspection by a qualified roofer. If damage occurs during shoveling, it is between the buyer and seller to resolve.
b. In areas where the snow is not likely to lay for more than a few days a clear roof inspection is to be obtained prior to closing.
1: The Inspector is required to make an extra thorough inspection of the attic and all visible roofing areas for signs of failing roofing materials and call for a clear roofing inspection.
**2: **If the Inspector determines, due to unusual weather conditions, it is not possible to obtain the clear inspection prior to closing, then the purchaser and seller are to sign an acknowledgment that indicates:
[INDENT]i: The roof was covered with snow at the time of the inspection,
[/INDENT][INDENT]**ii: **The snow is likely to continue to cover the roof for several more days and that the roof cannot be inspected prior to loan closing
[/INDENT][INDENT]iii: This Inspection Firm makes no guarantees or warranties as to the roof’s condition.
This is an excerpt from FHA
I would imagine that if you do not walk the roof when you can you could be missing a few things, but on the other hand if you do in an area bigger than not, it would propably fly.
Marcel 
[/INDENT]
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That leaves me out! :margarit:
Marcel and Russel,
Thank you for comments. However I need to make it clear that original intent of this post was to discuss the potential warranty issue and not a debate on whether it’s OK to walk roofs. Some have taken a spin on this thread and made it seem like I’m leading the almighty crusade against roof walking.
By not walking on the roof, one never has to worry about the potential warranty issue, right?
Since I have known for a couple of decades that the roofing contractor and/or the builder and/or the installer and/or the manufacturer can void the warranty if there has been traffic on the roof (I was a licensed roofing contractor in Texas), I don’t walk on roofs.
Imagine this scenario, which is not beyond reason here in San Diego (since my attorneys brought it up when I bought this company):
I did the inspection in October on a house built in 2005 and walked on the roof to make sure everything was okay.
Now it’s Thanksgiving Friday, time for mommy and daughters to go do the Christmas shopping and dad and sons to put up the Christmas lights, snowman, Santa and sled, etc.
And where do Christmas lights, snowman, Santa and sled, etc., go?
On the roof.
So dad and sons get up there and spend the whole day, about 8 hours, walking around on the roof. Then they take the lights and decorations down on January 15, and the last winter rains arrive on January 22. Oooooops, there’s a leak.
The roofing contractor comes out, looks at the roof, determines that there has been traffic on the roof and voids the warranty. Dad determines that the only one who’s walked on the roof was the home inspector last October, so he must be liable for the leak and the cost to repair, not to mention the cost to repair any leaks for the remaining life of the warranty.
Even if ultimately I prevailed because the next Christmas I drove around the neighborhood, saw all the Christmas lights, and stopped to ask if Mr Neighbor had the same lights and decorations on his house last Christmas, the fact that I was having to spend time, money, and effort defending myself is a place that I just don’t want to go.
In California, only licensed roofing contractors should walk on roofs, and, quite frankly, I believe the same is true in any other state that has licensing for the roofing profession.
Thank you Russel.
I knew some roofing dude would chime in. 
I have to agree with Russel on this one. And I was a roofing contractor for several years in Atlanta. If there were no leaks prior to you walking a roof, there VERY well may be AFTER you walk it…especially in warm climates, where the shingles get soft…and cold climates where the shingles get cold and brittle. I am not saying I have never walked a roof…I have…but only after spotting a potential problem from the ground. I feel I get as good of a roof inspection from the underside, in the attic. That not only tells me what condition the current roof is in, but if there were any problems with any roofing in the past.
I got on my own roof last fall for my semi-annual cleaning of my flue from my wood stove…and had to patch a hole in my kitchen ceiling from the nail that I shoved through a cold shingle from walking on it. Like Russel said, just make sure you disclose whether or not you walk the roof, and most importantly, WHY you don’t. And remember, if you do walk the roof, and the seller can testify that there were never any leaks in the roof prior to your inspection, and you didn’t find any leaks during your inspection, but it leaks now…well…you might have just bought a roof leak…
Just my opinion…now you can let me have it!!!
Dude?
Me?
:margarit:
Any businessman that’s as concerned about the well being of his employess as he is about himself…well that makes him a certified cool dude.
Can someone explain to me how you will AC unit that is sitting ont he flat part of the roof if you cannont walk them.
From today’s inspection.
13 year old concrete tile roof. Looks great from the ground. Found 4 areas of loose tiles that would not pass the TAS 107 pull test here in florida. Couldnt find it if I did not get up on the roof.
Please elaborate as to what this is?
Thank you
Marcel 
Marcel,
I assume you mean the TAS 107 pull test. That is a minimum standard windload test that all roofs must pass to meed Dade County code standards and there must be documentation in the NOA prior to installation. Now, while only an engineer can legally administer (certify) this test on a roof, it is not difficult to see if a roof is loose or not, simply by pulling on the tiles.
Thanks Will;
Not being familiar with concrete tile roofs, how would you refer to such test as part of an HI’s inspection if it has to be evaluated by an Engineer? How would you note it in a Home Inspection? Just curious.
Marcel
I usually do not get too involved in refering the engineers test, unless I have a testy customer. I usually refer it out to a licensed roofer to repair or replace, as needed. The only time it ever really gets referred to the engineer is when an association wants to get toghether to sue the builder or if it is a real large house and the owner is debating between repair or replacement. As you know, you can find someone to repair anything. With the roof, there are certain factors to take into consideration, such as the percentage of roof to be repaired / replaced and underlying damage.
Very easy.
I turn the cooling system on using the thermostat in the residence and let it run. Once everyone complains about how cold it is, I turn it off. Cooling system works.
Then, notwithstanding whether or not I have access to the cooling condenser, I regularly recommend an inspection by a licensed heating and cooling professional every 12 months. So if sellers cannot prove that the heating and cooling system has been serviced within the past 12 months, recommend having a complete heating and cooling system evaluation before close of escrow.
Been doing that for over five years and thousands of inspections. No problems. Since heating and cooling professionals (as well as roofing contractors) are licensed in the state of California, and home inspectors are not, I have standard recommendations for such licensed professions notwithstanding anything that I might find. Now whether or not the Client follows my recommendations is not my concern until they write me a letter stating that the heating and cooling system (or any other system that is serviced by licensed professionals) doesn’t work, and then I simply ask them, “Did you follow my recommendation in Item A/B/C/D/E/F/whatever?” “Yes.” Then call the licensed professional who serviced it. “No.” Not liable for advice not followed.
I inform my Clients well before the inspection that “I am a generalist. What that means to you is that I know something about everything but everythting about nothing.” That gets a good chuckle and breaks the ice. I also tell them that my contract tells them “what I do and don’t do, what I can and cannot do in the State of California, and, when it comes to property damage and personal safety, what I wil and will not do.” I go further to explain that certain professionals are licensed in the State of California and name those professions. Then I tell them that there is no licensing for home inspectors in the State of California. So there are licensed professionals who, by law, know more than I do and they really should have those professionals inspecting their property. I tell them the cost of having all those professionals come out for a 1750-SF house (about $2,000) and tell them again my cost ($349). Then I again offer them my TECH inspection (offered it to them over the phone first), explaining that we will have to postpone now in order for me to reschedule with licensed professionals, and I tell them the cost of my TECH inspection is $1,249. Then I ask them to make a choice; Clients love choices, and if they choose again to go with my STANDARD inspection rather than the TECH inspection, that is what they get.
One has to manage one’s Clients’ expectations. Failing to manage those expectations is where problems creep up.
I know about 70 of my 269 competitors. Not a single one would ever walk on a concrete tile roof.
I’m confused now. So if you walk, lets say a asphalt shingle roof and its still under warranty, technically you have just voided that warranty. But if you don’t walk it and miss something, you could be held liable. Seems to me that your damed if you do and damned if you don’t. Up to this point I’ve always walked a roof if it was safe to do so. But now I’m beginning to doubt if thats the right thing to do. :0|