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Tips from a Certified Master Inspector to help you avoid surprises.
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I hadn’t even made it to the front step when I saw it-
The roofline had a subtle wave, the shingles looked “bald” in patches, and the ridge cap was buckled like a bad haircut. Ten minutes later, my buyer asked the question every Realtor dreads: “If the roof’s shot, how much are we talking?” Short answer: close to $20,000. And we spotted it before I got my ladder out of the truck.
Bad Roof
The Problem
Roofs fail quietly and expensively. In our market, a typical full replacement on a detached home often lands in the mid–five figures once you factor in underlayment, flashing, vents, potential sheathing repairs, and disposal.
The kicker? Many of the biggest telltales are visible from the sidewalk—if you know what to look for.
Catching them early lets Realtors set expectations, price strategically, and avoid “surprise” negotiations that blow up deals.
What I Look For (From the Ground)
Cupped or curled shingle edges – especially along the lower courses and on south- or west-facing slopes.
Granule loss – “bald” patches or dark, smooth areas that soak up sunlight.
Wavy roofline – a subtle ripple can signal spongy decking or past leaks.
Patchwork repairs – mismatched shingles or oddly placed squares suggest chronic issues.
Buckled ridge cap – a tired cap often telegraphs an aging whole.
Exposed nail heads / lifted tabs – wind vulnerability and water entry points.
Staining below penetrations – look at chimneys, vents, and skylights; rust or streaks are bad news.
Hail bruising – from the street it shows as peppered dark spots and dented metal flashings/gutters.
Inspection tip: Bring binoculars to showings. It’s not overkill—it’s professional.
The Fix (how to handle it like a pro)
For Sellers/Listing Agents:
If the roof looks tired from the street, pre-inspect or get a roofer’s estimate before going live.
Price with reality: disclosing and adjusting up front avoids last-minute drama.
Fix the cheap optics: re-secure lifted tabs, replace missing shingles, clear gutters. It won’t hide age, but it shows care.
For Buyers/Buyer’s Agents:
Flag what you see at the showing and budget accordingly before writing the offer.
Document with photos from the sidewalk. Lenders and insurers love clarity.
Ask for recent roof paperwork: age, warranty, previous repairs, layers (two layers = more disposal and often plywood fixes).
Why It Matters
A few weeks ago, I inspected a 1990s two-storey that showed beautifully inside. From the sidewalk, though, the roof told a different story: sun-baked south slope, patchy granule loss on the valleys, and a wavy run between two dormers. Up close, we found weak sheathing near the eaves (classic ice-dam history), brittle shingles that tore by hand, and flashing “repairs” that were really just silicone over rust.
The seller hoped the roof would “get through one more season.” The buyer’s lender wasn’t thrilled, and insurance wanted documentation. Once we priced proper replacement (including some deck repair and new flashings), the negotiation shifted from paint colors to a $18–22k line item. Because the listing agent acknowledged the curbside evidence early, both sides stayed calm. The deal closed—with a credit—and nobody felt ambushed.
A worn roof isn’t just cosmetic. It can mean:
Hidden deck rot that balloons the bill once shingles are off.
Ice-dam and attic moisture that wreck drywall and insulation.
Insurance friction—some carriers want condition notes on older roofs.
Appraisal and lending concerns when the roof’s remaining life is questionable.
Catching it curbside gives you leverage: set expectations, craft cleaner offers, and avoid renegotiation at the eleventh hour.
Roof Inspection / Pretty Bad worn Out Roof
🛠️ Pro Tip
Stand back and sight the ridge and main planes against a straight reference (e.g., gutter line, neighbor’s roof). If you see waves or “oil-canning,” plan for sheathing repairs—not just shingles. That’s how a $12k roof becomes a $20k roof.
🔎 Coming Next Week…
The Water Heater That Looked Perfect—Until the Serial Number
Shiny tank, no rust, quiet as a mouse… and 20 years old.
We’ll show you how to spot the manufacture date in 10 seconds, why insurers start balking after ~12–15 years, and how a proactive $1.5k–$2.5k replacement can prevent a midnight flood (and a blown deal).
Ron Henderson, CMI
Certified Master Inspector
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Disclaimer: Some details in these stories have been modified to protect the privacy of individuals involved. While the events are based on real experiences, names, locations, and certain specifics may have been altered.
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