A home inspection in Arizona covers the roof covering and the visible parts of the roof drainage. It also covers the flashings, the skylights, chimneys and other roof penetrations, and any signs of leaks or abnormal condensation. It is a visual look at what can be seen and reached on the day, not a technically exhaustive one. We are Good Faith Inspection Co., and we inspect homes across the greater Phoenix area.
If you are buying your first home and the inspection period is running, this guide can help. It explains what Arizona's standards of practice for home inspectors require on the roof and what they leave out. It also covers what to do when the roof is your main question. For every system in the standard scope, see our guide to [what a home inspection covers in Arizona](/blog/what-a-home-inspection-covers-arizona).
What the Arizona Standards Require on the Roof
Arizona requires certified home inspectors to follow the standards of professional practice adopted by the Arizona Chapter of the American Society of Home Inspectors. The roofing section of those standards lists five things the inspector must observe.
- The roof covering, which is the outer layer of material you see on top of the house
- The visible portions of the roof drainage system, such as gutters and downspouts
- Flashings, the material that seals the joints where the roof meets a wall, a vent or another roof surface
- Skylights, chimneys and other roof penetrations, such as vent pipes
- Signs of leaks or abnormal condensation on the building's components
The standards require two things in writing as well. The report has to describe the type of roof covering materials. The report also has to state the methods used to inspect the roofing. That part tells you how the roof on your house was looked at.
This climate is hard on tile and foam roofs. Knowing which covering you have is a good starting point for any later conversation about the roof.
What a Roof Inspection Does Not Have to Cover
The same roofing section lists three things an inspector is not required to do. The first is walking on the roofing. The second is observing attached accessories, which the standards say include solar systems, antennae and lightning arresters. The third is observing underground roof drainage systems, the drain lines that carry roof water away below ground.
The methods section of your report is where you find out how your roof was inspected. We walk on the roof when it is possible, and most roofs are safe to walk on with proper care. If the roof is too high to access, we walk the lower portion and use a drone to inspect the top. If none of the roof can be walked, we inspect the entire roof by drone.
If the house has solar panels on the roof, the standards treat them as an attached accessory. The electrical section also leaves solar and other renewable energy systems out of what an inspector must observe.
Why a Roof Inspection Is Visual
Arizona's standards describe every home inspection as visual and not technically exhaustive. Under those standards, an inspection will not identify concealed conditions or latent defects. Those are problems that are hidden from view or have not shown themselves yet. On a roof, the covering sits over the layers beneath it, so an inspection reports on what the surface and visible details show.
Inside the house, we check the ceilings, walls and attic in every home as standard practice. We use a moisture meter and a heat gun to help bring any water damage or staining to light.
An inspector is not required to move debris or other items that block access or visibility. An inspector is also not required to enter an area or do anything that could damage the property or put people in danger. What we report is what could be seen and reached on the day. An inspection is not a warranty.
How Roof Findings Appear in Your Report
Your full report arrives within 24 hours, and roof findings are sorted the same way as everything else in it. Red marks a hazard, orange marks a repair recommendation, and blue marks something worth knowing. The roof section records the covering type and the method used to inspect it. Where part of the roof could not be seen or fully assessed, we say so rather than guess.
An inspection is not a test, so the roof does not come out of it with a grade. We explain what we saw and what it usually means. You decide with your agent what to do with a roof finding: ask for a repair, talk about price, or do nothing at all. For help working through the colors on a short clock, see our guide to [reading your inspection report](/blog/what-a-home-inspection-covers-arizona/deficiency-vs-routine-how-to-read-your-report).
When to Book a Single-Item Roof Inspection
Sometimes the roof is the only question you have. It might be a stain on a ceiling, a roof you could not see well, or a seller's note about a past repair. An individual item inspection covers one item, such as a roof. You can book it on its own through our [single-item inspection and re-inspection](/services/single-item-re-inspection) service.
Some roof questions sit outside what Arizona's standards require an inspector to report. They include how old the covering is, how much life it has left, and what caused a problem that needs a major repair. They also include what that repair would cost.
On remaining life, we go beyond the minimum when we can. We put an estimated range of how much life the roof has left in your report. That range is an estimate and is in no way a guarantee. We include it because a reasonable estimate gives buyers and sellers valuable information about their roof.
If a roof repair is agreed and completed before closing, we can come back and verify it. A re-inspection covers up to five individual items, or one full system. Inspection pricing is published on our [pricing page](/pricing).
You are welcome to walk the inspection with us and ask about the roof while we are there, and we encourage it. Attending is not required, and the report stands on its own. Our [home inspection](/services/home-inspection) page covers the full visit.
Our job is to help you understand what you are buying. Your job is to decide if what you're buying is what you were hoping for.
Frequently Asked Questions
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