Shingle Condition Findings
Shingle-related findings are the most common items in roof inspections. Most relate to age and wear rather than acute damage.
Granule Loss
Granule loss is the gradual wearing away of the mineral granules that coat asphalt shingles. These granules protect the asphalt from UV damage and provide fire resistance.
Some granule loss is normal, especially in the first year after installation when loose granules wash off. Significant granule loss, where you can see the black asphalt mat underneath, indicates the shingles are nearing end of life.
Check your gutters. Excessive granule accumulation there confirms the roof is shedding more than normal.
Severity: Minor granule loss is cosmetic. Significant loss means 3-7 years of remaining life. Bare asphalt patches mean replacement is due soon.
Typical cost: No repair for granule loss alone. Full roof replacement when needed: $8,000-15,000 for average home.
Cupping Shingles
Cupping is when the edges of shingles curl upward, creating a concave shape like a shallow cup. The middle of the shingle remains flat or pushed down while edges rise.
Cupping usually results from moisture imbalance. The shingle bottom stays damp while the top dries faster, causing differential expansion. Poor attic ventilation often contributes.
Severity: Moderate. Cupped shingles are more vulnerable to wind lift and won't seal properly. Plan for replacement within 3-5 years.
Typical cost: Replacement typically needed. Isolated repairs possible at $200-400 per area if damage is limited.
Curling Shingles
Curling is when shingle edges turn upward or the shingle tab itself lifts and curls, typically from heat damage or age. Similar to cupping but often more severe.
Curling exposes the underlying layers to weather and significantly increases the risk of wind damage and water infiltration.
Severity: Moderate to high depending on extent. Severely curled shingles should be replaced promptly.
Typical cost: Spot repairs $150-400. Widespread curling indicates full replacement needed.
Cracked or Broken Shingles
Cracks form in shingles due to age, thermal cycling, or impact damage. Broken shingles have pieces missing, often from storm damage or foot traffic.
Cracks allow water entry and worsen with freeze-thaw cycles. Broken shingles expose the underlayment or deck directly to weather.
Severity: Depends on extent. A few cracked or broken shingles are normal wear. Widespread damage needs attention.
Typical cost: Individual shingle replacement: $75-200 each including labor. Easy DIY if you're comfortable on a roof.
Missing Shingles
Missing shingles are exactly what they sound like. Open areas where shingles have blown off or been removed.
Usually caused by wind, improper installation, or age-related adhesive failure. The exposed area is vulnerable to water damage and further wind damage.
Severity: High if not addressed. Water will eventually enter. Repair promptly.
Typical cost: $100-300 to replace a few shingles. Higher if damage to underlayment or deck has occurred.
Lifted Shingles
Lifted shingles are tabs that have separated from the course below and are no longer sealed down. Often visible as shingles that appear slightly raised or have shadow lines underneath.
Poor installation, aged adhesive, or thermal cycling can cause lifting. Wind can catch lifted shingles and tear them off.
Severity: Moderate. Should be resealed before they become missing shingles.
Typical cost: $50-150 for resealing if caught early. Free if you're handy with roofing cement.
Flashing Findings
Flashing is metal (usually aluminum or galvanized steel) installed at roof joints and penetrations to direct water away from vulnerable areas. Flashing problems cause a disproportionate number of roof leaks.
Step Flashing
Step flashing is the individual metal pieces that waterproof the joint where a roof meets a vertical wall, like at a dormer or chimney side. Each piece steps up with the shingle courses.
When reports mention "step flashing deterioration" or "step flashing gaps," it means these pieces are rusted, bent, or no longer properly integrated with the siding and shingles.
Severity: High. Step flashing failure is a common leak source. Repair promptly.
Typical cost: $200-600 to replace step flashing at a wall or chimney.
Counter Flashing
Counter flashing is the metal that covers the top edge of step flashing or base flashing, typically embedded in a mortar joint of a chimney or masonry wall. It creates a second layer of water defense.
"Counter flashing separation" means the metal has pulled away from the mortar joint, creating a gap where water can enter.
Severity: Moderate to high. Should be resealed or replaced before causing leaks.
Typical cost: $150-400 for resealing. $400-800 for replacement.
Valley Flashing
Valley flashing is the metal or sealed channel where two roof slopes meet. Water concentrates in valleys, making proper flashing critical.
"Open valley" means metal is visible. "Closed valley" means shingles cover the valley. Both can develop problems with corrosion, gaps, or damage.
Severity: High. Valleys handle significant water volume. Failures here leak.
Typical cost: $300-800 to repair or replace valley flashing.
Pipe Boot Flashing
Pipe boots (also called pipe collars or pipe flashings) are rubber or metal covers around plumbing vent pipes that penetrate the roof. They seal the gap between the pipe and roof.
"Cracked pipe boot" or "deteriorated pipe collar" means the rubber has dried out and split, allowing water to run down the pipe into the house.
Severity: High. Cracked boots leak. Period.
Typical cost: $75-200 per boot to replace. Common DIY repair.
Chimney Flashing
Chimney flashing includes base flashing, step flashing, counter flashing, and sometimes a cricket (small peaked structure behind the chimney to divert water). It's one of the most complex and leak-prone areas.
"Chimney flashing failure" is a broad term covering any breakdown in this system. May include rust, gaps, separated caulking, or missing pieces.
Severity: High. Chimneys are notorious leak sources when flashing fails.
Typical cost: Complete chimney reflashing: $500-1,500. Cricket installation: $800-2,000 additional.
Structural Roof Findings
Structural findings go beyond the roofing material to the underlying support system. These are typically more serious than surface issues.
Sagging Roof Line
A sagging roof line means the ridge or a portion of the roof plane dips or sags instead of remaining straight. Visible from the street as a curve or dip in what should be a straight line.
Causes include undersized rafters, excessive load (like multiple shingle layers), failed ridge board, or water damage to framing.
Severity: High to critical. Structural repair needed. May indicate serious framing problems.
Typical cost: $1,500-8,000 depending on cause and extent. May require engineering assessment.
Damaged Decking
Decking (also called sheathing) is the plywood or OSB attached to rafters that provides the base for roofing materials. Water damage causes decking to rot, delaminate, or lose structural integrity.
Reports may say "soft spots" or "spongy decking" or "visible decking deterioration." All mean the same thing: water has compromised the wood.
Severity: High. Damaged decking must be replaced before new roofing is installed.
Typical cost: $80-150 per sheet (4x8) for materials and installation during reroof.
Insufficient Attic Ventilation
Proper attic ventilation allows hot, moist air to escape while drawing in cooler air. Insufficient ventilation causes heat buildup, moisture problems, and premature shingle aging.
Reports may cite inadequate soffit vents, ridge vents, gable vents, or overall ventilation ratio.
Severity: Moderate. Reduces roof lifespan and can contribute to ice dams and mold growth.
Typical cost: $200-600 for additional vents. Ridge vent installation: $400-1,200.
Rafter or Truss Damage
Rafters are the sloped framing members that support the roof. Trusses are engineered assemblies that do the same job. Damage to either compromises the roof's structural capacity.
Common issues include cracks, splits, notches cut for mechanicals, and water damage rot.
Severity: High. Structural framing repair is not optional.
Typical cost: $200-1,000+ per rafter to sister or repair. Truss repairs require engineering and typically cost more.
Moisture-Related Findings
Water is the enemy of every roof. These findings indicate moisture is getting where it shouldn't be.
Active Leaks
Active leaks are exactly what they sound like. Water is currently entering the building. Reports may describe staining, wet insulation, or visible dripping.
Severity: Critical. Address immediately. Water damage compounds quickly.
Typical cost: Depends entirely on source. Pipe boot replacement: $100-200. Major flashing repair: $500-1,500. Finding the source is often the hard part.
Evidence of Past Leaks
Staining on attic sheathing, rafters, or ceilings indicates water entered at some point. May or may not be ongoing.
Important to determine if the source was repaired. Old stains from a fixed leak are far less concerning than active or unaddressed issues.
Severity: Variable. Investigate the source. Monitor for new staining.
Typical cost: Depends on whether source is still active and repairs needed.
Ice Damming Evidence
Ice dams form when heat escapes through the roof, melts snow, and the water refreezes at the cold eaves. Evidence includes damaged shingles at eaves, staining under soffits, and icicle formation patterns.
Root causes are usually inadequate insulation, air leaks into the attic, or insufficient ventilation.
Severity: Moderate. Causes recurring damage if not addressed at the source.
Typical cost: Ice and water shield at eaves: $15-25 per linear foot during reroof. Addressing insulation and ventilation: $500-3,000.
Moss or Algae Growth
Moss and algae grow on roofs in damp, shaded conditions. Moss is the raised, fuzzy green growth. Algae appears as dark streaks (often misidentified as dirt or mold).
Moss can hold moisture and lift shingles. Algae is mostly cosmetic but makes roofs look old.
Severity: Low to moderate. Moss should be removed. Algae is aesthetic.
Typical cost: DIY cleaning with appropriate products: $30-75. Professional cleaning: $200-600. Zinc or copper strips for prevention: $100-300.
Ventilation and Penetration Findings
Every hole through the roof is a potential leak point. Vents, skylights, and other penetrations need proper flashing and maintenance.
Ridge Vent Issues
Ridge vents run along the peak of the roof, allowing hot air to escape from the attic. Problems include damaged or missing cap shingles, gaps, or improper installation that allows water entry.
Severity: Moderate. Affects ventilation and can leak if damaged.
Typical cost: Cap shingle repair: $150-400. Ridge vent replacement: $400-1,200.
Turbine or Powered Vent Problems
Turbine vents spin with wind to draw air out. Powered vents use electricity. Both can fail mechanically, corrode, or have flashing issues.
"Inoperative turbine" usually means rust or damage has frozen the spinning mechanism.
Severity: Low to moderate. Affects ventilation capacity.
Typical cost: Turbine replacement: $150-400 including installation.
Skylight Concerns
Skylights are notorious leak sources. Findings may include cracked domes, failed seals, condensation, or flashing deterioration around the frame.
"Skylight seal failure" means the glazing seal has broken, causing fogging or condensation between panes.
Severity: Moderate to high for flashing issues. Seal failure is less urgent but eventually requires replacement.
Typical cost: Resealing/reflashing: $300-800. Skylight replacement: $800-2,500 including installation.
Age-Related Terminology
These terms describe the overall condition and remaining life of roofing materials.
End of Service Life
This means the roof has reached or exceeded its expected lifespan. For standard architectural shingles, that's typically 20-30 years. Three-tab shingles: 15-20 years.
A roof at end of service life may still be functional but is at higher risk of failure and won't have much resale value.
Severity: Replacement should be planned within 1-3 years.
Typical cost: Full replacement: $8,000-20,000 depending on size and material.
Multiple Layers
Building codes typically allow up to two layers of shingles. Adding new shingles over old is called an "overlay" or "reroof." More than two layers, or local code limitations, requires a "tear-off."
Multiple layers add weight, hide underlying problems, and reduce new shingle lifespan due to heat buildup.
Severity: Depends on layer count and condition. Three or more layers typically require tear-off at next replacement.
Typical cost: Tear-off adds $1,000-3,000 to a reroof compared to overlay.
Remaining Useful Life Estimate
Inspectors often estimate remaining roof life based on visible condition, material type, age, and local climate. This is educated judgment, not a guarantee.
"5-10 years remaining" means the roof is aging but functional. "0-3 years remaining" means budget for replacement soon.
Severity: Informational. Use for planning purposes.
Understanding Report Severity Language
Inspection reports often categorize findings by urgency. Here's what the common terms typically mean.
Safety Hazard
Immediate risk to occupants. Rare for roof findings but possible with structural failure risk or electrical hazards from damaged wiring near the roof.
Action: Address immediately before occupancy or continued use.
Major Deficiency
Significant problem requiring repair or replacement. Active leaks, failed flashing, structural issues, and end-of-life roofing typically fall here.
Action: Repair or replace before purchase closes, or negotiate price reduction to cover repair costs.
Minor Deficiency
Maintenance items or minor repairs. Cracked shingles, small flashing gaps, minor ventilation concerns.
Action: Address within the first year of ownership. May not warrant negotiation during purchase.
Maintenance Item
Normal upkeep needed. Gutter cleaning, minor caulking, debris removal.
Action: Add to your regular home maintenance schedule.