Roof Failed Inspection — What Now

Roof issues on an inspection report feel scary. Here's what actually matters — and what doesn't.

Understanding Roof Inspection Findings

Inspectors evaluate roof covering, flashing, gutters, and penetrations. Most roof 'issues' are maintenance items, not emergencies. The critical question is: Is it leaking now, or is it aging?

Common Roof Findings & What They Mean

  • Missing or damaged shingles: Localized repair: $200–$500. Usually not a deal breaker unless widespread
  • Flashing deterioration: Common leak source. Repair: $200–$800. Important to fix promptly
  • Roof age 20+ years (asphalt): Approaching or past expected lifespan. Full replacement: $8,000–$15,000+
  • Active leak evidence: Water stains, daylight visible, wet insulation — requires immediate attention
  • Sagging or uneven roofline: May indicate structural issues beneath. Needs professional assessment
  • Moss or algae growth: Mostly cosmetic. Cleaning: $200–$500. Not structural

Negotiation Strategy

Roofs are the highest-cost inspection item and the strongest negotiation leverage you have. Get two roofing contractor estimates. Request credit rather than seller repair — you want to choose the contractor and warranty. Sellers know roof issues kill deals, so they're usually willing to negotiate.

Decision Framework

Active leak + age 15+ years = negotiate full replacement credit. No leaks but 20+ years = negotiate partial credit (50% of replacement) for remaining life. Minor repairs needed, roof under 15 years = request repair credit and move on. Cosmetic only = not a negotiation item.

Cost range

Roof repair to replacement range: $300–$20,000

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