Roof certification for home sales in Vancouver, WA

A real estate roof certification is a written statement about the roof on a home that is being sold. After our roofer inspects the roof, we put in writing whether any active leaks were found at the time of inspection, an estimate of its remaining useful life, and any repairs needed before we can sign off. Buyers, sellers, agents and some lenders use it to settle questions about the roof during a sale.

This is different from a general home inspection. Home inspectors look at the whole house and often recommend that a roofer evaluate the roof further. That is where we come in. We focus only on the roof, walk it where safe, check the attic, and give a document that answers the specific question the sale is asking: does this roof have enough life left, and what does it need now?

What the certification covers

The certification is based on a full roof inspection. We check the roofing material for wear, the number of layers, flashing at walls and chimneys, valleys, vents and pipe boots, gutters and the attic for stains, mold or daylight. We photograph each item. The written document then states the roof type, approximate age where it can be judged, its current condition, and our estimate of remaining life in years under normal weather and upkeep.

The certification is limited to the roof. It does not cover the structure under the roof, plumbing vents beyond their flashing, solar panels or gutters as separate systems. It reflects the condition on the inspection date and cannot predict damage from a later storm or a falling tree. We spell out those limits in plain language on the document, so buyers and sellers both understand what it says and what it does not.

Who asks for a roof certification

Requests usually come from one of a few places. A buyer's home inspector notes the roof is older or shows wear. A lender or a loan program asks for proof the roof has a few years left. A seller wants to answer roof questions before listing, so the issue does not come up late. Or an agent wants a document to keep a deal on track after the roof comes up in negotiations.

• Sellers preparing a home for listing
• Buyers whose inspector flagged the roof
• Agents keeping a sale on schedule
• Lenders asking for remaining-life proof
• Owners of older or cedar shake roofs
• Estates and relocation sales

When repairs are needed first

Many roofs on homes for sale need some work before we can sign off. Common items include replacing cracked pipe boots, resealing chimney flashing, replacing a few missing shingles, clearing moss and debris, or fixing a leak in a valley. We list each repair with a price, and once the work is done, we issue the certification. Doing the repairs and the certification with the same roofer keeps things simple and avoids a second inspection.

If the roof is at the end of its life, we say so plainly. In that case we cannot give a certification, and we explain why with photos. We then price a replacement so buyer and seller can negotiate with real numbers. Sometimes the parties agree on a price credit instead of doing the work before closing. Either way, the decision is based on what the roof actually needs, not on guesswork.

Timing a roof report around closing

Sales move fast, so we plan around your dates. Tell us the closing date when you call, along with who needs the document: buyer, seller, agent or lender. We schedule the inspection, deliver the condition report with photos and any repair list, and if repairs are needed, book them right away. Wet weather can slow repair work, so in the rainy season it helps to call as early in the sale as possible.