What Standards Does a Home Inspector Use for the Roof?
Keep in mind that almost no home inspectors will get on your roof to inspect it. In contrast, no insurance adjustor alive would "inspect" your roof WITHOUT getting on it.
This is why I recommend you hire a roofing contractor to inspect your roof. It is well worth the money.
Here are the standards that the home inspectors in Texas use for inspecting a roof:
(e) Roof covering materials. The inspector shall:
(1) inspect the roof covering materials from the surface of the roof;
(A) type of roof covering(s);
(B) vantage point from where the roof was inspected
(C) any levels or surfaces that were not accessed;
(D) evidence of previous repairs to roof covering materials, flashing details, skylights, and other roof penetrations; and
(E) evidence of water penetration; and
(3) report as Deficient:
(A) a roof covering that is not appropriate for the slope of the roof;
(B) deficiencies in:
(i) fastening of roof covering material, as determined by a random sampling;
(ii) roof covering materials;
(iii) flashing details;
(iv) skylights; and
(v) other roof penetrations.
(f) Specific limitations for roof covering. The inspector is not required to:
(1) determine the remaining life expectancy of the roof covering;
(2) inspect the roof from the roof level if, in the inspector's reasonable judgment, the inspector cannot safely reach or stay on the roof or significant damage to the roof covering materials may result from walking on the roof;
(3) determine the number of layers of roof covering material;
(4) identify latent hail damage; or
(5) provide an exhaustive list of locations of water penetrations or previous repairs.
(g) Roof structure and attic. The inspector shall:
(A) the vantage point from which the attic space was inspected;
(B) the presence of and approximate average depth of attic insulation and thickness of vertical insulation, when visible; and
(C) evidence of water penetration; and
(2) report as Deficient:
(A) attic space that does not appear to be adequately ventilated;
(B) deficiencies in installed framing members and decking;
(C) deflections or depressions in the roof surface as related to the adverse performance of the framing and the roof deck;
(D) missing insulation;
(E) deficiencies in attic access ladder and access opening; and
(F) deficiencies in attic ventilators.
(h) Specific limitations for roof structure and attic. The inspector is not required to:
(1) enter attics or unfinished spaces where openings are less than 22 inches by 30 inches or headroom is less than 30 inches;
(2) operate powered ventilators; or
(3) provide an exhaustive list of locations of water penetrations.