Insurance and pre-purchase roof inspection reports
After a storm, or before a house changes hands, someone is usually asked to describe the condition of the roof. The result is a condition report: dated observations, photos and notes. This page explains what such a report contains, who writes it, and where its limits are.
Stay off a storm-damaged roof. Take photos from the ground or from windows.
Storms loosen shingles, hide soft decking and can leave damaged power lines nearby. A roof that looks sound from below can give way underfoot. Photograph what you can see from the ground and from windows, and leave anything closer to someone trained and equipped for roof work.
Two situations
Insurance reports and pre-purchase reports
An insurance-related report documents damage after an event such as hail or high wind: what is damaged, where it is, and when it was observed. It may be written by the insurer's own adjuster, by an independent adjuster the insurer hires, by a public adjuster working for the policyholder, or by a roofer asked to assess the damage.
A pre-purchase report describes the roof as part of buying a house. Most often it is one section of a general home inspection. A buyer who wants more detail about the roof may also ask a roofer for a roof-specific inspection before closing.
What it contains
Typical contents of a condition report
- Date and methodWhen the roof was observed, by whom, and how: walked, viewed from a ladder at the eaves, viewed from the ground with binoculars, or photographed by drone.
- ObservationsDamaged, missing or worn shingles, flashing and vent problems, sagging, signs of leaks in the attic, and gutter or drainage issues.
- PhotosPictures of each observation, ideally tied to a diagram or a description of where on the roof each one was taken.
- Age or remaining lifeSome reports give a rough range. Treat it as an opinion, not a promise.
- LimitationsWhat could not be seen or reached, and why. Snow, steep pitch, height, wet surfaces and safety rules all restrict what an inspector can observe.
- RecommendationsUsually to have a qualified roofer evaluate or repair specific items. A recommendation for further evaluation is a normal part of a careful report.
Who produces it
Four kinds of author, four different roles
- Home inspectorsCarry out general home inspections for buyers, with the roof as one section. Some states license home inspectors and set standards of practice for them, and others do not, so check the rules where the house is. Those standards commonly let an inspector view a roof from the ground, a ladder or a drone rather than walking on it.
- Insurance adjustersAssess a claim on behalf of the insurer, either as staff or as independent adjusters the insurer hires. Their findings feed into the insurer's decision.
- Public adjustersRepresent the policyholder in a claim, usually for a fee based on the settlement. Many states license public adjusters. Read the fee and cancellation terms before signing.
- RoofersAssess damage or condition, often at no charge, and may also bid on the repair. They know roofs well, but they are not neutral parties.
What it is not
A record of observations, and nothing more
A condition report is not a certification, a warranty, an engineering opinion or a claim decision. It does not guarantee that the roof will not leak, that it will last a given number of years, or that its structure is sound. It records what one person observed on one date, within the limits they describe.
Structural questions, such as a sagging ridge or suspected framing damage, belong with a licensed structural engineer. Whether a claim is paid is decided by the insurer under the policy, and disagreements follow the process set out in the policy and in state law.
In some home sales a lender or buyer asks for a separate roof certification, a different document with its own terms. Read what any such document covers and what it excludes before relying on it.
Questions to ask
Before you hire, or rely on, a report
- Is the author licensed where the house is, if the state requires it, and what standards of practice do they follow?
- Will they walk the roof, view it from a ladder, or use a drone or binoculars? What will the report say about areas they could not see?
- Who are they working for: the buyer, the seller, the insurer or the policyholder?
- Do they, or a company connected to them, offer to do the repairs?
- Will the photos be dated and tied to locations on the roof?
- For a public adjuster, what is the fee, and how can the contract be canceled?
After a storm
What a homeowner can do safely
- Keep off the roof itself. Photos from the yard and from windows are enough.
- Photograph fallen shingles, dented gutters and downspouts, damaged siding and anything else hail or wind struck, and note the date.
- If water is coming in, move belongings away from it and note where it enters, and keep clear of sagging wet ceilings and of water near light fixtures or outlets.
- Read your policy's steps and deadlines for reporting damage, and report it to your insurer.
- Leave tarping and temporary covers to a professional, and keep receipts for emergency work.
- Be wary of anyone who knocks on the door offering a free roof. The hiring checklist covers storm chasers.
Choosing who looks at your roof
The hiring checklist covers licensing and insurance checks, written agreements, storm chasers and payment terms, for roofers and inspectors alike.
