Should you get a roof inspection before buying a house?
General home inspectors cover the entire house in a few hours, and many view the roof from the ground, a ladder or a drone. That is a reasonable screen, but it can miss soft hail bruises, failing flashing and spongy decking.
What to ask the roofer to tell you
- Approximate age and the number of layers, since an old roof covered over adds tear off cost later.
- Remaining life in years, given Georgia heat and the attic's ventilation.
- Any active or past leaks, with attic photos.
- Storm damage, and whether it looks recent enough that the seller's claim window may still be open.
- A rough range for replacement if it is near the end.
Insurance matters too
Some insurers in Georgia limit coverage or apply payment schedules to older roofs, and a roof near 20 years can make a policy harder to write. Ask your agent before closing what your roof's age will mean for the policy.
Using the findings
In Georgia's common purchase contract, the due diligence period is your window to ask for repairs, a credit or a price adjustment. Bring the photos and the written findings; numbers backed by pictures carry weight. For the age question see how long a roof lasts in Georgia, and for warning signs see signs you need a new roof.