A roof inspection in New York answers one question well: what condition is the roof in today, and how did the inspector look at it? It does not answer the question most buyers ask first, which is how many years are left. The state Standards of Practice say an inspector is not required to determine the remaining life of roof coverings, or the number of roof layers present. So the age of a roof comes from paper and from a roofer, and the inspection tells you where to look.
Inspecwise operates from South Ozone Park, Queens, as a New York State-licensed, InterNACHI-certified home inspection business. This guide covers what the Standards require and exclude for the roof, attic and gutters, how shingle, flat, slate and metal roofs differ, what freeze-thaw and ice dams do, how to find a roof’s age, and when to call a roofer. We do not give repair prices; those come from the contractors you ask. A home inspector is not an engineer or a roofing contractor.
What a roof inspection in New York covers
The Standards (19 NYCRR 197-5.7) require the inspector to observe and report on readily accessible roofing materials and condition, roof drainage systems, flashing, and skylights, chimneys and roof penetrations. Every report must describe the type and condition of the roofing and the methods used to observe it. Nearby sections add the attic, where the inspector observes and reports on any safe and readily accessible space, and ventilation of accessible attics and foundation areas. Eaves, soffits and fascias are observed where they are accessible from the ground.
| The inspector reports | The Standards do not require | Who answers |
|---|---|---|
| Roofing materials, type and condition | The remaining life of roof coverings | A roofer, from the roof’s condition and records |
| Roof drainage systems | The number of roof layers | A roofer |
| Flashing, skylights, chimneys and roof penetrations | Manufacturers’ defects, installation methods or recalls | A roofer; the manufacturer |
| The methods used to observe the roof | Walking on or accessing a roof where that could damage it or endanger the inspector | A roofer, with safety equipment |
| Attic space that is safe and readily accessible, with ventilation and visible insulation | Entering an attic with no walkable floor or where entry would be unsafe; disturbing insulation | An insulation or building-performance contractor |
| Visible chimney and vent components at the roof | A flue or chimney interior that is not readily accessible; powered roof ventilators; antennas | A chimney specialist |
Two other limits explain some of the blank lines in a roof section. The Standards do not require an inspector to move snow, ice or debris, so a snow-covered roof may be listed as not observed. And inspections under them are not technically exhaustive, so a leak that only shows in a particular storm may not show on the day. Our guide to a winter home inspection covers snow and cold. For the full scope, see what a New York home inspection includes.
How the inspector looks at a roof you cannot walk
The Standards ask for the method, not a particular method. A report may say the roof was observed from the ground, from a ladder at the eave, from a window or the attic, or in a way our drone roof inspection page describes. The reason is safety and the roof itself. The Standards say the inspector need not walk on a roof where that could damage the roofing or endanger the inspector, and the National Park Service’s guidance on slate roofs lists the weight of a person walking on the roof among the causes of damaged slates. What you want from the report is a plain statement of what was seen, from where, and what was not.
If the report says part of the roof was not observed, ask why and ask the roofer to cover that part. An honest report is one that tells you what it could not see.
The four roof types: shingle, flat, slate and metal
Asphalt shingle roofs
A University of Georgia Extension specialist lists the visible signs of shingle wear to note: cracks in the surface, curling corners, buckling front edges and loss of granules. An inspector can report those signs and where they cluster. How much life remains, and whether the cause is age, wind, ventilation or poor installation, is not something the Standards ask an inspector to determine. For the age question, see the section on records below.
Flat and low-slope membrane roofs
If the house has a flat or low-slope roof, the covering is a different system from shingles. FEMA’s guidance for low-slope roofs says coverings may include built-up roof layers, metal and modified bitumen membrane, among others, and that the roof border is at more risk of damage from wind uplift and wind-driven rain than the rest of the roof. FEMA describes the edge as typically either a masonry parapet wall with metal wall and cap flashing, coping or fascia covers, or a concrete overhang. Drainage is by interior drains, or gutters or scuppers connected to downspouts, plus overflow scuppers or drains. In practice, the inspector looks at the visible covering, the flashing at parapets and penetrations, the drains and scuppers, and whether water stands on the surface. NRCA, the roofing contractors’ trade association, states the design criterion for judging the slope of a new membrane roof as no ponding water 48 hours after a rain under drying conditions. FEMA’s handbook for public facilities recommends inspecting a roof at least twice a year, in spring and fall, and again after high-wind events.
New York City adds a rule for re-roofing. Local Law 21 of 2011 provided that alterations involving re-covering or replacing an existing roof covering must comply with Building Code section 1504.8 unless the area is less than 50 percent of the roof and less than 500 square feet, and it set a minimum initial solar reflectance of 0.7 for roofs with a slope of two units in twelve or less, with exceptions. We read the 2011 law, not the current Construction Codes, so ask your roofer how the current code applies to your roof.
Slate roofs
The National Park Service’s Preservation Brief 29 says properly installed slate roofs require relatively little maintenance and will last 60 to 125 years or longer, depending on the slate, roof configuration and location. The same brief makes three points a buyer can use. Because slate is so durable, metal flashings often wear out before the slate does. When many slates slide out of position, it may be that ferrous fasteners are corroding while the slates are still in good condition. And before blaming the slates for a leak, look at gutters, valleys and flashings, and at the attic: false leaks can come from condensation in the attic. Areas of concentrated water flow and ice damming, such as eaves and valleys, tend to deteriorate faster than the rest of the roof. An inspector can report broken or missing slates, flashing condition and drainage. A slate roofer decides whether to repair or replace, and the Park Service advises regular maintenance, including cleaning gutters at least twice in the fall and once in early spring.
Metal roofs
Preservation Brief 4 notes that iron rusts unless it is well painted or plated, and that dissimilar metals in direct contact, such as copper and iron, can corrode through galvanic action. Where a roof or its flashing mixes metals, those joints deserve attention. Repeated repair with asphalt on a sheet-metal roof can blister the surface and leave a built-in gutter that holds water. The inspector reports visible corrosion, open seams, patching and drainage. A metal roofer or sheet-metal specialist evaluates what to do.
Freeze-thaw and ice dams: what the sources say
New York winters put snow on roofs, and ice dams are one result. A Massachusetts state fact sheet explains that ice dams form when snow melts and runs down the roof to the eaves, where it turns to ice, and that most form when heat loss into the attic warms the underside of the roof sheathing. It lists sealing air leaks in the attic and adding insulation on the attic floor as ways to address the cause. The Department of Energy’s Building America guide to air sealing attics says ice damming is a common sight on older buildings with poor attic insulation and large air leaks, and that the water can back up under shingles and make the roof leak. We use Massachusetts and federal sources here because the mechanism is the same wherever snow sits on a roof above a heated house. The National Park Service adds a point for slate: it says the action of frost and thermal expansion and contraction are subordinate in the weathering of slate, coming into play only after the slate has been altered by chemical change.
What follows for an inspection is narrow. The inspector reports the attic ventilation, the visible insulation and the conditions observed in the attic. The Standards do not require the inspector to disturb insulation or to enter an unsafe attic. A pattern of leaks at the eaves after winter storms is a question for a roofer and for an insulation or air-sealing contractor. It may not be a roof-covering problem. Our guide to knob-and-tube wiring matters here too, because old wiring in an attic changes how insulation can be installed.
How roof age is estimated, and what to ask the seller
Age is evidence, not a reading. The inspector can describe wear, and the roofer can add experience, but the only direct evidence of a replacement date is paper. The state’s Property Condition Disclosure Statement asks the roof type (slate, asphalt, other), any known material defects, how old the roof is, and whether a transferable warranty is in effect. Those are the seller’s answers, given from actual knowledge, and the form says it is not a substitute for inspections. See property condition disclosure in New York for how the form works.
| Evidence | What it tells you | Limits |
|---|---|---|
| Seller’s answer on the disclosure form | Type, age and warranty, in the seller’s words | It is the seller’s knowledge, not a finding |
| Contractor invoice or warranty | The date and scope of the last roof work, and who did it | It may cover a patch, not the whole roof |
| Department of Buildings permit record | Whether roof work was filed | Some roof work may be exempt from a DOB permit |
| Landmarks Preservation Commission permit, if in a district | Approved exterior roof work | Only for designated properties |
| The inspector’s report | Type, visible condition, methods used and what was not observed | Not remaining life or layers |
| A roofer’s opinion | Likely remaining service, repair or replace | Opinions differ; get more than one in writing |
On permits: the Department of Buildings’ rule 1 RCNY 101-14 lists roof repair and reroofing above the deck, limited to membrane, coverings, cant strip and insulation above the deck, as work that may be exempt from a permit if the energy code does not require added roof insulation, and lists roof work that includes replacing the deck or sheathing as requiring a permit. The rule adds that exemptions do not remove the owner’s duty to file with other agencies, such as the Landmarks Preservation Commission. The department’s permit page also says contractors doing these projects must be licensed through the Department of Consumer and Worker Protection, and points to its Instant License Check. So the absence of a permit does not tell you the roof is original, and its presence does not tell you the roof is new. For any particular job, ask your attorney and the Department of Buildings. To see where permit records live, use our guide to certificates of occupancy and permits.
Ask the seller five things: who replaced the roof and when; whether there is a warranty and whether it transfers; whether the roof has been patched, and where; whether any leak has been repaired; and whether the house is in a historic district. Owners of landmarks and of buildings in historic districts need Landmarks Preservation Commission permits for work that affects the exterior, including parts of the building that cannot be seen from the street, and a roof is part of the exterior.
When a roofer is the right next call
Call a roofer when the report names an active leak or water stains in the attic or ceiling, damaged or missing roof coverings, deteriorated flashing, standing water on a flat roof, or any part of the roof the inspector could not observe. The National Park Service’s guidance for old roofs is plain: when trouble occurs, contact a professional, either an architect, a reputable roofing contractor or a craftsman familiar with the particular roofing system. For slate, copper or old built-up roofs, ask for experience with that material.
- Get the scope and the price in writing, with the materials named. We do not quote prices here.
- Check the license. In New York City the Department of Consumer and Worker Protection licenses home improvement contractors, and the Department of Buildings points owners to its Instant License Check.
- If the framing under the roof is soft, sagging or cracked, ask a structural engineer, as in our guide to the home inspector vs structural engineer.
- If the chimney is the source, ask a chimney specialist; see our chimney inspection post and our heating system inspection guide.
A worked example: a flat-roofed brick row house in Brooklyn
What follows is hypothetical, not drawn from a real inspection. A buyer has a contract on an attached brick house with a flat roof in Brooklyn. The seller’s statement gives the roof covering as “membrane,” age “about ten years,” and no warranty.
- On inspection day the roof was wet from earlier rain, and the inspector did not walk on it. The report says the roof was observed from the stair bulkhead and the neighboring roof line, describes the visible membrane, parapet flashing and drain, notes standing water near the drain, and states that the inspector did not determine the roof’s age or layers.
- In the top-floor ceiling the inspector sees an old water stain and reports it. The report says the stain was not wet at the time and its source was not determined.
- The buyer asks the seller for the roofer’s invoice, any warranty and the date of the last patch. The seller produces an invoice for a repair, not a replacement.
- A roofer inspects the membrane, flashing and drain on a dry day and writes up what needs work and what does not. The buyer’s attorney takes that to the seller. Whether it ends in a credit, a repair or a new price is for the parties to settle.
The inspector described the roof and the roofer evaluated it. The paperwork told them how much to trust the seller’s “ten years.”
Questions about roof inspection in New York
Does a home inspector tell me how old my roof is?
No. Remaining life and the number of layers are outside what the Standards ask the inspector to determine. The report describes type, condition and methods. Age comes from the seller’s disclosure, invoices and a roofer.
Does the inspector go up on the roof?
Not necessarily. The Standards say the inspector is not required to walk on or access a roof where that could damage the roofing or endanger the inspector. The report must say what method was used to observe the roof.
Can a roof be inspected with snow on it?
Only partly. The Standards do not require the inspector to move snow, ice or debris, so snow-covered areas may be listed as not observed. Ask for the roof to be looked at again when it is clear, or have a roofer do it.
How many layers of roofing does my house have?
Layer count is not among the things the Standards ask the inspector to determine. A roofer may be able to tell by examining the roof; the answer is not part of the inspection.
Do I need a permit to replace my roof in New York City?
It depends on the work, and we cannot say for your roof. The Department of Buildings’ rule 1 RCNY 101-14 lists roof work above the deck as work that may be exempt, and roof work that includes replacing the deck as requiring a permit. Contractors must be licensed, and Landmarks rules can apply. Ask your roofer, the Department of Buildings and your attorney.
Does an ice dam mean my roof is bad?
Not necessarily. A Massachusetts state fact sheet says most ice dams form when heat loss into the attic warms the underside of the roof, and it lists air sealing and attic insulation as ways to address the cause. A roofer and an insulation contractor should both look.
How long does a slate roof last?
The National Park Service says slate roofs will last 60 to 125 years or longer, depending on the slate, roof configuration and location, and that metal flashings often wear out before the slate does.
Booking a roof inspection with the house
Tell us what kind of roof the house has when you book, and whether it is a flat roof, a slate roof or a pitched shingle roof, so we can plan how to observe it. Our service area is the five boroughs, Nassau, Suffolk and Westchester, with other places on request. Report walk-throughs are available in English, Urdu, Punjabi and Hindi, and the report states how each part of the roof was observed. See also the pages for Brooklyn, Queens, Nassau, Suffolk and Westchester.
Call 718-925-7071 to talk through your roof first.