Roof Problems on a Home Inspection Report

What does a roof note on a home inspection report mean?

Home inspectors look at the roof from the ground, a ladder, a drone or by walking it, and they look at the underside from the attic. They're checking the shingles, the flashing, the vents and the gutters, and they're looking for stains and rot underneath. The notes usually read like one of these:

• "Shingles show granule loss, curling or cracking consistent with age." The roof is wearing out. Not a repair, a timeline.
• "Missing, lifted or creased shingles noted." Usually wind damage. A spot repair if the rest of the roof is sound.
• "Damage consistent with hail observed." Possible insurance claim territory. Needs a roofer to confirm.
• "Flashing loose, missing or relying on sealant." The metal at chimneys, walls and valleys isn't doing its job. A common leak source.
• "Two or more layers of roofing." A second roof was put on over the first. Affects how and when the next one gets done.
• "Staining on roof sheathing observed from the attic." Water got in at some point. The question is whether it's active.

Almost every roof note ends with "recommend evaluation by a qualified roofing contractor." That's the inspector telling you they found something worth a closer look, not a verdict. A roofer can tell you whether it's a repair, how much life is left, and whether the damage looks like hail.

What does hail damage look like, and will insurance pay for it?

Hail is a big deal for roofs nationally. The Insurance Information Institute says hail accounts for up to 80% of severe-storm insurance claims in a typical year, and that roof damage makes up an estimated 70% to 90% of insured residential catastrophe losses tied to hail events (Triple-I figures reported by MyChesCo, April 2026).

On asphalt shingles, hail tends to knock granules loose in random spots, sometimes leaving dark, soft-feeling bruises. InterNACHI notes that on older roofs "even marble-size hail may loosen granules" (InterNACHI). Telling hail from normal aging is a judgment call, which is why the inspector will send you to a roofer.

Here's the part buyers need to understand: if there's hail damage, it's the current owner's insurance claim, not yours. A storm that happened before you closed won't be covered by the policy you buy. So your options are:

• Ask the seller whether they've filed a claim, been paid, or been denied. If they were paid for a roof and didn't replace it, that matters.
• Ask the seller to file a claim and have the roof replaced before closing, if timing allows. Storm claims can take weeks, so this often means extending the closing.
• Negotiate a credit or price reduction based on a roofer's written estimate and replace it yourself after closing.

Also expect your own insurer to ask about the roof. Some policies now pay roof claims at actual cash value, meaning the roof's depreciated value, instead of replacement cost, and some carry separate, higher deductibles for roof damage (InsuranceNewsNet / Free Press Indiana, August 2026). An older roof can cost you more to insure even if it isn't leaking.

What does a flashing or missing shingle note mean, and is it serious?

Flashing is the metal that turns water away where the roof meets something else: a chimney, a wall, a skylight, a plumbing vent or a valley. Most roof leaks start at flashing, not in the middle of a field of shingles. When an inspector writes "flashing relies on sealant" or "counter-flashing missing at chimney," they mean the roof is depending on caulk to keep water out, and caulk doesn't last.

Missing or lifted shingles are usually wind damage. On a roof with plenty of life left, a roofer replaces the pieces and seals down the lifted tabs. HomeAdvisor puts flashing repair at $200 to $500 in its cost table, with a wider $150 to $1,000 depending on the extent, and says a few missing shingles can cost much less than its $975 average asphalt repair (HomeAdvisor roof repair, updated June 2026).

Will my lender or insurance company care how old the roof is?

Your insurer is the one most likely to care. Policies are moving roof risk onto homeowners with actual-cash-value roof coverage and separate roof deductibles (InsuranceNewsNet / Free Press Indiana, August 2026). In March 2026, Fannie Mae and Freddie Mac said they will now accept actual-cash-value coverage on roofs, while the rest of the house still needs replacement-cost coverage (ABA Banking Journal, March 2026). That makes cheaper roof coverage easier to get, and it also means an older roof could leave you paying a big share of a storm replacement yourself.

Lenders care through the appraisal. An appraiser who sees active leaks or a roof at the end of its life can make the loan conditional on a repair or a roofer's report. Veterans United notes there's no set roof-age rule for VA loans, but the appraiser estimates remaining life and flags existing leaks (Veterans United).

My advice: call your insurance agent during the inspection period, give them the roof's age and the inspector's note, and get a real quote and the roof terms in writing. Finding out about a roof exclusion after your deadline is the expensive way to learn it.

I'm selling. Should I replace my roof before I list?

If it's leaking, fix the leak. If it's simply old, I usually don't recommend replacing it just to sell, unless it's clearly at the end of its life and likely to scare off buyers or their insurers. Buyers tend to see a roof as expected maintenance, not an upgrade, so don't count on getting every dollar back. What works better is getting ahead of it: have a roofer inspect it, make the small repairs, and have the estimate in hand so we can price the house knowing what buyers will find.

If you've had hail damage or a claim, gather the paperwork. Buyers will ask, and it belongs on the Indiana seller's disclosure. More on what's worth doing before you list: what to fix before selling.