As a home inspector one of the things that most new homeowners want to know is what is the condition of the roof. This is typically important for many reasons and often depending on loan type, many will want to know if the roof has at least 2 to 5  years left on it.

Per FHA requirements- "The roof must prevent moisture from entering the home and provide reasonable future utility, durability and economy of maintenance."

FHA appraisers and durability. "The roof should have a remaining physical life of at least two years. If the roof has less than two years remaining life, then the appraiser must call for re-roofing or repair. The appraiser must clearly state whether the subject is to be repaired or re-roofed."

Per the VA for home loans- “Remaining life expectancy must be 5 years.”

USDA loans require- “Remaining life expectancy must be 2 years.”

Conventional loans can be anywhere from 3 to 5 years depending on lender.

You are Done

As a home inspector I feel when a roof is done, it is done and every day from that day forward you are on borrowed time and you are one storm or event away from a roof leak or major repairs. With that said you can make almost any roof last a year or two more with some repairs and monitoring even if means a blue tarp, always a favorite.

Obviously the best thing to do if it is even in question is have it replaced. As a home inspector I want what is best and what's right for a client so I try to provide the best information possible.

Roof to be replaced

It has been my experience that you have to be careful because there are some out there who will find a roofing contractor to sign off on a roof to just make the deal go through. So I recommend that when in doubt have several roofing contractors evaluate and give recommendations on life expectancy and cost of repair.

Roof to be replaced

Below is an actual quote my client sent me to review for repairs of the roof to be replaced above (last two photos). The roof in question was beyond done, but this company was going to do a few repairs and give it 5 years… hmm.

I am sorry but this was wrong on many fronts and it a little bothersome to me that this would even be an acceptable solution by the parties involved.

This is just another example why it is so critical to choose good realtors, home inspectors and contractors who have your best interest in mind.

“The bitterness of poor quality remains long after the sweetness of low price is forgotten.”

Benjamin Franklin

NCW Home Inspections, LLC  is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

Instructor- Fundamentals of Home Inspection-  Bellingham Technical College

www.ncwhomeinspections.com                                                   509-670-9572