David Home Inspection: Life and Styles of the Average Roof

We've had an unusually wet season this year here in Rancho Cucamonga, California.  With all the rain, it's important to inspect the roof when shopping for homes.  Look for signs of wear and tear, curled shingles or stained interior ceilings. Never underestimate how much a roof can impact a sale in today's FHA lending environment.

A Roof Can Make or Break a Sale 

If it's not up to par, the roof can turn into a major sticking point of negotiation. On the other hand, a beautiful roof can give Buyers all the reason they need to make an offer. That's precisely why you, as a potential Buyer, must become knowledgeable on this essential home feature.

All Roofs Are Not Created Equal

The material used for roofing can make an enormous impact on the look and style of a house. Let's take a look at the various types of roof materials and the pros and cons of each.  Remember, the longevity of a roofing material is somewhat dependent on the climate, so estimates of lifespan are approximate and also depend on whether the material is properly installed.

Here are some of the more commonly used roofing materials here is Southern California that you should be able to identify.

Descriptions and Estimated Life Expectancies

Slate Roofs:  

Slate Roofs are Pretty and pricey. This is one of the most beautiful roofing materials. It's a beautiful blue-grey stone that lasts anywhere from 70 to 100 years or more. Slate is very expensive and the prospect of having to replace a slate roof will surely be something you, as a buyer will want to keep in mind when negotiating a price for the property. But since these roofs are known for their longevity, they're often worth the investment because a roofing material with a shorter lifespan will have to be replaced many times (at increasing prices) in the period that a slate roof will hold up.  

NOTE:  Artificial slate is also available, but it typically doesn't have as long of a life span as real slate. However, it still lasts for a few decades or more.

Wood Shake or Shingle Roof:  

Wood Shake Roofs have a Natural look. These roofs are usually made with cedar and can last up to 30 or 40 years, depending on the climate. The difference between a shake and a shingle is that shakes are split from a block of wood whereas shingles are sawn from a block of wood. Typically a shake is thicker and more rustic looking than a shingle.

Clay Tile Roof:                                 

Clay Tile Roofs have a Long life span. You often see these roofs in Mission, Spanish Colonial, and Mediterranean style homes. Here in California. The tiles are made with clay or concrete, are fire resistant, and typically last a relatively long time - a few decades or more.

Asphalt Shingle Roof:

Asphalt Shingle Roofs are Functional and affordable. This is perhaps the most widely used and least expensive roofing material used mostly in older homes here in our area. These roofs come in a variety of colors and shades. You'll commonly see black, greenish or reddish hues.  They typically last about 15 to 20 years, a shorter time than the other materials mentioned above.

 

Rare, but gaining in popularity are

Metal Roofs:

Metal Roofs come in a variety of forms, from corrugated metal with ridges to a roof that looks like it is made of shingles. Metal roofs are often chosen in green design because they last a relatively long time (a couple of decades or more) and can be made with recycled materials. Also, metal reflects heat, which can cut down on energy costs in hot climates. However, this roofing material is expensive - and it is also important to note that rain or hail can be very noisy.

Some FHA Lender Guidelines to Keep in Mind

• The roof must have at least 3 years of remaining life.
• FHA will accept a maximum of 3 layers of roofing material. If more than two layers of roofing exist and re-roofing is required, all of the old roofing must be removed as part of the re-roofing.
• The placement of composition shingles over wood shake shingles is not acceptable.

A licensed home inspector should be able to indicate to the condition of the roof during a routine inspection.  You will also have the option to request and inspection from a licensed roofing contractor, but expect to pay for that inspection yourself.