These are the details I included in the roof-covering section of my first mock inspection.
The roof-covering material was observed to be architectural composite shingles. Typically, this type of shingle has an average life span of 24-28 years. A wide variety of conditions can reduce or extend the functional expectancy of different roofing materials, such as but not limited to, (climate, roof slope, U-V rays etc.). Based on the age of the home and visual observations, I believe this to be the original roof-covering from when the home was built.
Roof-covering: Architectural composite shingles
Inspection type: I walked the roof and made visual observations.
Minor defect in need of correction: At the time of inspection, the presence of moss was observed on several shingles near the eaves and valleys of the roof. This condition can restrict water shedding and also degrade the integrity of these shingles.
Recommendation: Removal of moss with an approved cleaning solution by a qualified roofing contractor.
In my opinion, the more important statement is whether or not you consider the shingles to be nearing, at, or past their useful life based on visible condition.
After that statement I would note any damage etc and then make a recommendation.
Also, it helps to follow a standard or legitimized source when identifying expected life spans. You can use this one. (but as you stated, shingles are subject to many variables so I do not use expected useful life of shingles. I just note the condition.)
I have never used the term “I believe”.
Just state it. “The roof covering appears to be original to the year built.”
Thank you, sir,
I’m trying to tip-toe around any reassurance of a warranty. The home was built in 2021, which the client would know from the listing. I guess I feel like giving them a 24–28-year average and letting them do the math would be safer than offering my opinion, from a liability standpoint. This is actually my roof on my home, it’s 24 years old, has a decent 8:12 pitch and I foresee it lasting another 10+ years. I hope…lol
Your thoughts?
If the shingles are not nearing, at, or past their useful life, there is nothing to report!
Is that your job? You’re not warranting anything. Don’t even hint at it. Describe what you see.
I don’t have a thought. I cannot see it. But if it is nearing the end of its life, then that is worth reporting. It is not a defect, it is a statement. Unless you are recommending immediate replacement, but you have not described such a condition exists.
Your writeup is similar to one I’d use for this condition, except for the part I quoted. During a walk through, I might mention that the shingles appear to be original construction. If the shingles looked like they “appear to be nearing the end of their service life”, I probably will include a comment in my report that they appear to be original construction, if applicable.
Is the client supposed to interpret that? What do they do with that information? They don’t know service life unless you tell them and describe the condition. (pardon if I misunderstand, it appears you would omit “nearing the end” from your report)
Thank you all, I know I have a lot to learn your experience is greatly appreciated, I’ve been a residential carpenter for 33 years. Training/teaching new employees is something I pride myself on. I feel compelled to try and educate a home buyer to the best of my ability as well, however I do feel like a may offer to much info that could come back to bite me…
For clarification, this is the narration I use for worn out shingles. When appropriate, I sometimes add a comment to this narration about them appearing to be original construction:
Roof Material: Exterior: Roof View
Major Concern: Nearing the end of its useful life
Impact: Shingles covering the roof had visible deterioration and appeared to be nearing the end of their service life.
Suggested Action: The Inspector recommends that you consult with a licensed building contractor for further evaluation and discuss costs for re-shingling the roof.
I’d include a number of pictures with comments under each picture, so the buyer understands the condition of the roof. Typically, the pictures would show lots of other issues that warrant replacement. The comment about “appear to be original construction” often is under a wider view image of the roof.
Like your construction clients, you don’t need to educate them as to why you use synthetic roof underlayment vs 15# felt or plywood sheathing vs OSB. Employees, yes! Your inspection clients already trust your knowledge and experience. That’s why they hired you. You don’t have to prove anything to them.
Keep to the observations and recommendations in your report. Trying to educate your clients in a home inspection report is overwhelming. You’re better off to educate during your verbal walk through. Often, your clients don’t even care! They trust your expertise.
Thank you, Michael,
This helps a lot, I omitted my opening narrative and simply described the conditions I observed. I also know if try to educate in one section of my inspection, I should do so in all aspects. This would really consume me as I’m not as experienced in certain trades as I am carpentry.
Much appreciated.