I appreciate all the answers and input. Now here is where I was coming from.
I was taught to report as follows - item, condition, recommendation.
When it comes to the items I specifically mentioned above, we get into a very grey area. If I have a roof that is not leaking, but old, the shingles are brittle and curled, I recommend replacement. If we defer this to a licensed roofer, here is what will normally happen; Five will say it can be repaired and five will say it needs to be replaced. (After hurricane Wilma, you could not bet anyone to repair a roof; all they wanted to do was replace because of the profit). A year later that roof that we referred to the roofers starts to leak and now the client has to replace it.
Now, I know what will be said here: we did our job and deferred to a roofer and he made the decision. This is where I disagree with some of the opinions. Our clients hire us a the professional (expert) to give them information (yes RR, I know you will chime in with training your client and 'expectations"). I have a hard time deferring items for further evaluation when we are being paid to be the expert. I know we are not experts in all trades, nor do we claim to be, but isnt it our job to advise our customer on these issues?
I try to look at every home as if my mother was going to buy the home. If that roof is old and crapy, I am going to tell her to replace it now, rather than wait until it starts to leak and causes damage.
I would rather call out that roof as a replacement. If the seller wants to dispute it, let him hire his own roofer to render a second opinion. If that roofer disagrees with me, I usually ask for one of two things - let him give my client a warranty for 2 years (which they usually will not do) or let my client hire his own roofer (who will most likey say it needs to be replaced). A lot of the time an independent roofer, agreed upon by both parties will render a third opinon, which then becomes binding.
Now, I now not all of you will agree with me, and one of the things we all have to agree on is that we have the right to disagree. I will leave it at that for now and see what the responses are.