When you folks do a Citizen's Roof Inspection............

I have avoided the Citizen’s roof inspections mainly as it was a dollar I have decided not to chase. Having said that, a friend of mine with an older metal roof double-wide just found out that my license will also allow me to do Citizen’s roof inspections. So as you might have surmised he has been begging me to do his for him, not because he wants to save money and thinks I will do it for nothing, but because he is afraid of the dropped policy bogeyman that might show up from Citizen’s if he uses a complete stranger. Today he stuck his Citizen’s single page form into my car as it sat unattended, so I guess I am stuck with two things I didnt ever want to do, a Citizen’s roof inspection and an inspection of any kind for a friend.

What do you folks do about the questions that are just impossible to answer realistically, such as history (when there is none) and guesstimates on longevity for a metal roof that has been recently coated with some unknown roof coating and no real way to determine the shape of the metal. Not a standing seam I’m guessing it is original and this house was probably built in the 70’s. The only positive thing I can see and answer honestly is that the interior ceilings are not freshly painted and have absolutely no water stain evidence anywhere?

Any and all comments are solicited, thanks.

Bruce Gregory

The insurers want to sweat least three years of useful life. That being said, the roof type would could be said to be coated metal or coated aluminum. A roof coating can last anywhere from 1 to 10 years and can be considered as a full replacement, as it can be a complete system if done properly.
The truth is with a crimped seam metal roof, their really isn’t much of a chance for leaking (other than penetrations).
I would say full replacement, 1 year ago, 3+ years of expected life, full replacement (commercial roof coating).
FYI, I was told by an agent that Citizen’s will requiring these on any homes over 15 years old.
Hope this helps.

If you state there is less than 5 years o useful life, it is lilely they will need another roof cert next year.

I have personally inspected metal tin roofs that are 100 years old. Aluminum if properly maintained could last just as long and maybe longer.

The weakest points, seams and penetrations are most likely to leak. The edges should be carefully examined, when visible.

There is an electronic form(Adobe pdf) in one of these threads.

Bruce–this will help you a little bit in regards to what to look for – good luck !


Thanks all, very much appreciated. I’ll do this one for him and look like a pro to boot :):slight_smile:

Bruce Gregory, InterNACHI Certified HI# 10120503
Florida Home Inspector 1167, Florida Mold Assessor 450

“Old age is a state of mind, however not yet a state of mine”