Roof inspections are included within NBI's traditional home inspection process.

When ordering a home inspection, it is important that you describe the roof when placing your inspection order.

If the roof covering is tile (clay, cement, or metal) and you wish the inspector to walk the roof, the owner will be asked to sign a waiver holding the inspector harmless for causing damage to the roof covering.

Important facts about roof covering characteristics:

Tile, Clay: Unlimited life expectancy. Prone to breakage. Prone to leakage if tar paper was not installed under the tile. (Look at the garage ceiling to determine if tar paper has been installed.)

Tile, Cement/fiber: Unlimited life expectancy. Very prone to breakage. Sales people will tell you that these tile are quite durable. They will even demonstrate how they can step on the tile….be careful. These salespeople know exactly where to step during the presentation…."real world" is much different. Look at the warranty package specifically regarding exclusions from walking on the roof.

Tile, Metal: 50 year life. Some of these brands are quite durable and will not dent if walked properly. Some can be installed directly over wood shake roof coverings.

Remember….All roofs need to be walked on. We must clean rain gutters and chimneys. We must paint upper walls. In areas with heavy drywood termite infestations, homes frequently need to be fumigated. This can be done only by installing a rubberized tarp over the entire house. And yes, they all need to be inspected. All of these tasks can cause substantial damage to these roof coverings. If you are contemplating the installation of a new roof covering, NBI recommends against any of these tile roof coverings because of potential damage from foot traffic.

Wood Shake: The "older" versions of wood shake typically have a life expectancy of 20-25 years. The new wood shake roof coverings have a life expectancy of only 12-15 years. This is due to the fact lessor quality wood is being used plus the requirement for fire retardant chemicals. Not only does the fire retardant reduce the life expectancy of the wood, the fire retardant properties typically leach out within 5-7 years leaving your roof covering prone to fire hazards. Wood shake roofs also need constant maintenance. Because of the cost, short life span and on going maintenance, NBI does not recommend wood shake roof coverings.

Composition Shingle: The "older" version of composition shingle roof coverings had a typical life expectancy of 12-15 years. With today's technology, composition shingles now have life expectancies of 25, 35 and even 45 years. Because of its low cost, improved appearance, no maintenance, and the fact that this roof covering can be walked on, NBI strongly recommends this roof covering over all others.

Tar and Gravel: This type of roof covering has been the staple for "low pitched" or flat top homes. The life expectancy for this roof covering is 12-15 years. Upon replacement, NBI recommends installing a modified bitumen roof covering on flat top homes. This roof covering has a longer life and costs about the same. NBI recommends composition shingle roof coverings be installed on all sloping roofs with a pitch of 2" in 12" or greater.

Modified Bitumen: This is a heavy weight rolled composition roofing material. All seams are "melted" together to create a water tight seal. It has a longer life expectancy than tar and gravel and has much lower maintenance requirements. Typically this roof covering is only used on flat top roofs because of visable seams.

------------------------------------------------------------------------------

Copyright© 1998-2008 National Building Inspectors
Corporate Offices; 1136 Saranap Ave, Walnut Creek, CA 94595
(800) go-NBI-now (800-466-2466) | (925) 935-8968 Fax, All Rights Reserved


warranty
warranty