The Roof Inspection Checklist Before Buying a Home in the Austin Metro

The house in Bee Cave has the kitchen you want and the yard your dog needs. The general home inspection came back with one line about the roof: "Appears serviceable, recommend evaluation by a qualified roofing contractor." That sentence is doing a lot of work. Here's what a qualified roofing contractor actually looks for, so you know what you're buying.

Before anyone climbs anything: the paperwork

Ask the seller, through your agent, for four things:

1. Install date and installer. A roof from a company that's still in business, with a transferable warranty, is a different asset from one with no history.

2. The shingle product. Manufacturer and line. Class 4 impact-resistant products may qualify you for an insurance discount, so it matters on day one.

3. Claims history. A CLUE report shows insurance claims on the property. A hail claim that was paid and never repaired is a real possibility in the metro.

4. Permits. Many Austin-area cities require roofing permits. A replacement with no permit may have skipped inspection.

The checklist from the ground

The checklist on the roof

This is what we do during a free inspection, and what a general inspector usually skips:

The checklist in the attic

The attic is where a roof confesses. Bring a flashlight.

What each finding means for the deal

Roof at end of life, no active leaks: Ask for a credit toward replacement. A typical Austin roof replacement runs $9,000–$18,000 on a 2,000 sq ft home; use a written estimate as your number.

Active leak or rotten decking: Ask for repair before closing by an insured roofer, with an invoice and warranty transferred to you — or a credit large enough to do it right.

Storm damage, unrepaired: Ask whether a claim was filed. If it was paid, the money should have gone into the roof. If it wasn't, the seller's policy — not yours — is the one that would respond to a loss that predates your ownership.

Minor flashing and boot issues: Common, inexpensive, and worth a small credit or a repair in the first month of ownership.

Why a roofer, not just the general inspector

General inspectors are generalists. They're good at what they do, and they'll tell you to call a roofer for a reason. We walk every slope, photograph every finding, and give you a report you can attach to a repair request. It's free, it takes about an hour, and it's the difference between buying a house and buying a roof problem.

Kind Roofing inspects homes for new homebuyers and realtors across Leander, Buda, Lakeway, and the rest of the metro. If your inspection period is running, reach out today and we'll fit you in.