Buying a Home: (and Why They Matter)

When you’re in the process of buying a home in Southern California — whether you’re looking in San Marino, South Pasadena, La Cañada Flintridge, Manhattan Beach, Palos Verdes Estates, or other desirable neighborhoods — the roof is one of the most important systems to understand before you sign on the dotted line.

A house might look beautiful from the street, but many roofs hide issues that don’t show up in a standard home inspection. Problems near flashing, valleys, roof-to-wall transitions, and other critical areas are common and can lead to costly repairs if they aren’t uncovered before closing. A focused, documentation-first roof inspection gives you the facts you need — photos, details, and clear findings — so you’re not left guessing.

This guide walks you through 10 roof questions to ask before you close, why each one matters, and how a professional inspection helps you make a confident purchase decision.

What You’re Really Trying to Confirm

The goal isn’t to become a roofer. It’s to avoid unnecessary expenses and surprises after moving in. A thorough roof review helps you assess:

• how much useful life the roof likely has
  
  

• where future issues might develop
  
  

• whether past repairs were done correctly
  
  

• if the roof system is solid or a patchwork
  
  

A quality inspection tells a story about the roof rather than just saying “it looks fine for now.”

10 Roof Questions Every Home Buyer Should Ask

1. How old is the roof, and what documentation supports that?

Age alone doesn’t tell the whole story, but it puts everything else in context. Ask for permits, invoices, warranty papers, or photos from any work performed. Knowing the age helps you anticipate future maintenance or replacement timelines.

2. What exactly was done during the last roof work?

“Repaired” or “touched up” doesn’t specify scope. Ask which area was addressed, what materials were replaced, and if details like flashings were corrected — not just surface-patched.

3. Has the roof ever leaked, and how was it fixed?

Leaks often begin where water pressure is high — valleys, flashings, and penetrations. If a leak happened, ask where it showed up, how it was diagnosed, and whether the underlying issue was truly resolved.

4. Are multiple roofing layers present?

Some homes have re-roofed layers over old roofing. While not always a deal-breaker, layering affects how heat is managed, how nails hold, and how future removal or replacement will be approached.

5. What condition are the roof’s valleys in?

Valleys are where water naturally funnels during rain. Their condition — whether debris-free, properly sealed, and structurally sound — can be a strong indicator of future leak risk.

6. How are penetrations sealed?

Vents, pipes, skylights, and chimneys all penetrate the roof. The condition of seals, boots, and flashing around these areas matters a lot over time.

7. How is the flashing at roof-to-wall or stucco transitions handled?

Transitions between roofing and walls are classic areas for hidden leaks. Proper flashing, not just caulk, is what keeps water out.

8. What’s the state of the roof edges — drip edge, fascia, and eaves?

Edge details are critical. Good drip edge and intact fascia/eaves protect underlying wood and interior finishes from moisture intrusion.

9. What does the attic show?

If accessible, attic photos from a recent inspection can reveal stains, damp insulation, or moisture patterns that the roof surface alone won’t show. Interior signs of water intrusion often tell the real story.

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

This practical question helps you plan financially. A fair answer might indicate targeted repairs due soon, general maintenance expected, or an approach toward eventual replacement — all based on current condition rather than assumption.

Why a Documentation-First Roof Inspection Matters

A quality roof inspection goes beyond a quick surface check. Professionals examine the roofing material, flashings, valleys, penetrations, attic moisture patterns, and other key components that influence performance. They look for signs that aren’t obvious from the curb or a basic walk-around.

Documented photos and detailed explanations give you the evidence to:

• understand current issues
  
  

• anticipate future needs
  
  

• negotiate with confidence
  
  

• budget realistically
  
  

That clarity is invaluable when a roof repair or replacement can be one of the largest expenses in home maintenance.

Homebuyer Insight and Confidence

Roofs protect everything inside your home, and confirming their condition before closing is a wise investment in peace of mind. Asking the right questions and reviewing documented inspection findings helps you make informed decisions in competitive Southern California markets where homes sell fast and roof issues often hide in plain sight.