I called out a roof today as having significant wear and tear. When I was first getting onto the roof, I observed granules about an inch deep in the gutters. I checked several gutters and this was the case all over. There were a few spots of hail damage (nothing serious), and no obvious curling or cracking. There was just a lot of asphalt showing through on many of the shingles. On some I’d say 20% of the shingles were black asphalt rather than tan shingles. I told the buyer that an insurance adjuster should look at it.
The realtor threw a fit. He had bought the house out of a foreclosure to turn for a profit and this was going to eat into his profit.
My question is this. From my description, how would you have written up the roof?
I can’t post pictures right now, but can later if needed.