During a home inspection, we find common problems with roofs, whether the home is new or not. Most of these problems are due to lack of maintenance or improper installation. There are many common problems, but we will limit this discussion to the most common ones.

Weathered shingles are one of the most common defects. This usually does not mean that the roof needs to be replaced, just that it needs maintenance or repair. Weathering and aging are typical.

Missing shingles can lead to moisture intrusion into the attic or rotting of the roof deck.

A significant loss of granules can indicate that the manufacturing process was not the best, which caused premature aging of the tiles. Loss of pellets can also clog gutters and downspouts. This, in turn, can cause water to get inside and lead to wood rot and possible mold growth.

Inadequate flashing can also mean water penetration into the home. Flashing is a series of metal “L” brackets that are inserted under each shingle installation to keep water out of the house. If the chimney is not capped properly, moisture can get into the attic. Water in the attic can lead to mold, wood decay, and soggy installation.

Multiple layers of shingles are more common than one might think. Most municipalities allow up to 2 layers, and some allow three. The problem with multiple layers of shingles is not limited to a single problem. The disadvantage of multiple layers is:

• The weight of the multiple layers in the roof deck, which can cause the roof to sag or fail.
• The second layer of shingles will not last as long as the manufacturer claims due to improper installation.
• A second or third layer installed over the original will void any warranty provided by the manufacturer.
• The second or third coat will not hold up to the elements. In the event of a hail storm, the roof allows the granules to embed into the shingles. In individual layers, the pellets bounce off the ceiling. There may still be some hail damage, but it will be less than if there were multiple layers of the roof.

Roof problems are a common finding in most home inspections. To keep your roof as long as it was designed, keep these things in mind and have them inspected and/or repaired. Fix any problems now and not later as this will save you money in the long run. The more you control and maintain your roof, the more money you will have in your pocket. If you’re selling your home, this can also lead to a faster sale.