Good morning, I have an inspection tomorrow and we just got dumped 5-6 inches of snow, and prior to that we had a wet spell so some ice. I don’t plan on walking this roof, but will post up my ladder and at least get my head up there and wipe some snow off to take a look at shingles, drip edge and so on.
I feel like if taking a snow rake to the roof to clear out upper sections of the roof to see more. any one ever do that? or is that just opening up a can of worms *(lability reason, and potential damage with the snow rake.)
they also have the water turned off in the house so I feel like they are not getting a full inspection with the water turned off, and now snow covered roofs. (winterized cabin)
Especially in the winter, I would send a joint email to my client, his buyer realtor and seller realtor stating that all utilities must be on and operational for the inspection at such and such dated 01/01/2000 at 12pm as I will be inspecting the property in the condition that I find the home.
Or something like that.
As far as the roof, if safe I would set a ladder at the eaves and peek under shingles if I can without damaging them and look if drip edge is present and maybe type of shingle ie, 3-tab, architectural, etc.
Otherwise the roof would get disclaimed with a recommendation to have it inspected as soon as possible by a qualified roofing contractor with any anomalies found to be corrected as needed.
Your inspection is tomorrow. Disclaim what you can’t see and forget trying to clear the roof of snow so you can inspect it.
Same goes for the water or other utilities not on…diclaim as needed…and why.
You need to remember that no inspection is worth risking your life. Sounds very dramatic but the potential for ladder falls and injury is so great that it needs to be said. Weather can be a limiting factor in what you are able to inspect. Don’t push your luck. we have had many posts from inspectors who are recovering from ladder accidents.
The roof deck is visible from the underside as well in the attic. My last no climb the roof because of snow identified roof leaks around the chimney from inside the attic.
Agree with what Larry said. It would likely be opening a can of worms trying to clear the roof, and having no water really limits what can be effectively inspected. I think it would be a good idea to call the buyer and talk to them about the limitations you/they face in this inspection. Just documenting it in the report or springing it on them the morning of the inspection isn’t enough.
If the roof has snow on it, disclaim it. Even if you clear a section off there may be damage at other areas that are snow covered that you can’t see.
If the water is off let I will always my client know and see if they want to reschedule after the water service is restored, that, or I would inspect it with the water off and disclaim the entire plumbing system and let the client know we can do a follow up but that there will be a trip fee.
I agree with your sentiment here. Roof rakes can cause damage and it still isn’t going to give you a clear picture of the roof covering. My position is that I do not clear snow from roofs, period.
Living in MN, we have to deal with snow-related limitations frequently. Client requested I reschedule my inspection this morning because we are getting the same storm you are. I was happy to oblige, as the 45 minute one-way drive in good conditions, would have been double that today. Luckily, this inspection is not time-constrained, so we have the luxury to reschedule.
Commercial inspection tomorrow that is time constrained, and has a flat roof, will go on as planned. In these cases, I disclaim the roof and offer to return when conditions improve. I will return for free if it is very close, or if I can schedule it when I will be in the area anyway.
Yesterday my inspection had a partially covered roof. In that case, I inspect as best as possible and state the roof inspection as limited, partially completed. Stay safe out there!
Few pictures from yesterday. Was able to identify a few concerns.
SO… What do you have for protection from slipping on the ladder rungs??
Ladders are most dangerous in the Wintertime!!
I do not climb ladders (at the exterior) in winter!
Rig yourself up a Camera Pole.
There’s not a heck of a lot you gonna see on a roof in MInnesota for a few months until typically March!! SAFETY FIRST!!
You’ll be much better off with a camera pole! A drone won’t help you with a snow covered roof and a camera pole will save you a lot of money and let you see just as much as a drone.
With snow on the roof, you are still providing a full inspection. Unconditionally disclaim the roof condition and do the best you can to ascertain the condition of the roof. Tip up a ladder and brush off areas using your mittens. Concentrate on the critical areas; flashings, valleys, shingle condition viewed at the eave. Never shovel or rake the roof! Refer the roof condition to the seller disclosures. Your client will still be happy and you will have exceeded your unconditional disclaimer.
I live in snow country in far northern MN. My advice is from that experience.
Here in Maui when there’s snow on the roof… never mind Sorry, couldn’t resist
So, there’s a big government telescope up on the highest point of Maui, Haleakala. A guy in my neighborhood was some head honcho and was telling me a funny story - They occasionally get snow up there and need to have a plow to clear the road to the telescope. In calling to order a new one nobody would take them seriously Fwiw, it is 10,000+.
You are over thinking this. Offer to reschedule if that works for everyone, including you or offer to revisit the roof for an additional fee if that works for everyone. Do not…Do not brush off any part of the roof. You may clear the only decent area of the roof and without high pressure air, it is difficult to adequately clear snow.
If the water is off, simply disclaim all plumbing and fixtures. If you see an obvious problem, of course, report it.
In wintertime, we have limitations in cold and snow zones… Snow limits inspections of the roof, grading, flatwork, etc; inspecting AC, and visual observations regarding lawn irrigation. That is just the way it is. On the positive, melting snow will find a way to leak through the roof.
About 10-years ago I inspected a home right after about 6" of snow fell. I don’t recall my exact language in the report; it was something along the lines of: ‘The inspector was not able to inspect the roof, roof covering and all relate components due to the recent snow covering. The inspector is willing to come back at no charge to inspect the roof, once all snow and ice have melted. Roofing repairs and replacement are very expensive. Leaks are detrimental to the home and are conducive to hazardous and destructive conditions. yada yada yada.’ The agent pushed to close. He ensured (but did not insure) the client it would be fine. They closed, I was never asked to come back until after they took possession; and guess what? The roof was shot! All the fingers were pointed at the realtor, none at me. And, since I offered to do it at no charge there were zero reasons to say I was neglectful, unreasonable or unaccommodating in my duties as a home inspector.
)