• Surprise roof leaks shortly after moving in

• An unexpected roof replacement earlier than planned

• Hidden moisture damage that expands repair costs

  
  

A thorough residential roofing inspection should help answer:

• How much life does the roof realistically have left

• Which areas are most likely to leak next

• Whether past repairs were done correctly

• If the roof system is consistent or heavily patched

One important reminder:

“No active leaks” is not the same as “no roof problems.”

10 Roof Questions to Ask Before Closing

1. How old is the roof — and how do you know?

Don’t settle for estimates without context.

Ask for:

• Approximate installation year

• Permits (if available)

• Invoices, warranties, or scope sheets

Why it matters:
Age alone doesn’t determine roof condition, but it frames every other finding. A 10-year-old roof with poor detailing can fail sooner than a well-installed older system.

2. What exactly was the last roof work done?

“Repaired” can mean many things.

Ask specifically:

• What area was addressed (valley, vent, flashing, ridge)

• What materials were replaced versus resealed

• Whether flashing was rebuilt or patched

You’re looking for details, not reassurance

3. Has the roof ever leaked? If so, where and why?

This question feels uncomfortable, but it’s critical.

Ask:

• Where the leak appeared inside the home

• What the diagnosed entry point was

• Whether the fix addressed the cause or just the symptom

Leaks often return when flashing or transitions weren’t properly rebuilt.

4. Are there multiple roof layers?

Some homes can be re-roofed over older materials.

Multiple layers can affect:

• Heat retention

• Fastening strength

• Long-term performance

• Future tear-off cost

Even if the roof is functioning now, layered systems can change your long-term maintenance and replacement planning

5. What condition are the roof valleys in?

Valleys handle the highest volume of water on the roof.

Ask:

• What type of valley system is present

• Whether there’s debris buildup or deterioration

• Signs of repeated patching

Valleys are one of the most common leak sources in Southern California roofing.

6. How are penetrations sealed?

Roof penetrations include:

• Plumbing vents

• Pipe boots

• Skylights

• Chimneys

These areas commonly fail due to:

• Cracked rubber boots

• Aging sealant

• Improper flashing details

Small components here often cause the biggest leak issues.

7. How is the roof tied into stucco or walls?

Many homes have complex roof-to-wall transitions.

Ask:

• Is step flashing installed where required?

• Are there signs of tar or caulk-only repairs?

• Any staining or deterioration near the wall line?

Water can travel behind stucco before showing up inside, making these leaks difficult and expensive to trace.

8. What condition are the roof edges in?

Roof edges play a major role in water control.

Check for:

• Soft fascia or eve wood

• Missing or damaged drip edge

• Signs of gutter overflow

Edge failures often allow water to back up under the roofing system.

9. What does the attic reveal?

If attic access is safe, ask for photos or documentation showing:

• Stains on the roof decking

• Past moisture patterns

• Wet or compressed insulation

• Basic ventilation conditions

Attics often tell the truth when the roof surface looks fine

10. What should I realistically budget for in the next 12–24 months?

This is not a sales question; it’s a planning question.

A trustworthy answer may sound like:

• “This area may need repair soon.”

• “The roof is stable but nearing maintenance age.”

• “Plan financially for replacement in the coming years.”

This insight helps buyers avoid financial surprises in year one

• Identification of high-risk leak zones

• Honest assessment of remaining roof life

• Repair vs. replacement considerations

• Plain-language documentation you can review later

This is especially important for older Pasadena homes with layered histories and complex rooflines

Planning as a New Homeowner

Understanding your roof before closing allows you to:

• Negotiate repairs when appropriate

• Plan maintenance intelligently

• Budget long-term instead of reacting to emergencies

• Decide whether solar-ready roofing upgrades make sense in the future

• Avoid compounding water damage

Roofing decisions made early often prevent much higher costs later

The Next Step Before You Close

If you’re buying a home in LA County or the surrounding San Gabriel Valley, a dedicated roof inspection provides clarity that a general home inspection often can’t.

Green Ladder Roofing offers residential roofing inspections with detailed photo documentation and straightforward explanations, helping buyers understand roof condition, repair needs, and realistic timelines before closing.

If you’d like a clear picture of the roof you’re about to inherit, not just a surface-level pass, scheduling an inspection is a practical place to start.