Buying a home in Washington is exciting until you close on a house and find out the roof needs $15,000 in work nobody mentioned. It happens more often than you'd think, and the reason is simple: the standard home inspection barely covers the roof.
Most home inspectors spend about 15 minutes up there. They'll note whether it looks "fair," "good," or "poor," maybe flag some moss, and move on. That's not enough. The roof is the most expensive single component of the house, and a vague rating doesn't tell you what you're actually buying into. A dedicated roof inspection gives you the full picture: remaining life, current issues, and what it'll cost to fix them.
## What to check yourself during a showing
You don't need to climb on the roof. Just pay attention.
Ask the seller (or the listing agent) how old the roof is. If they don't know, check the county permit records online. King County, Snohomish County, and Pierce County all have searchable permit databases. If the roof was replaced with a permit, you'll find the date. No permit on record for a "new roof"? That's a yellow flag.
Look at the roof from the street. Sagging ridge lines mean structural issues underneath. Mismatched shingle colors or patterns usually mean someone did patch repairs in sections, which tells you the roof has had problems. Dark streaks are algae. Green patches are moss. Neither one means the roof is failing on its own, but both mean it needs cleaning, and heavy moss means moisture has been sitting on those shingles for a while.
Check the gutters if you can see them. Are they pulling away from the fascia? Packed with debris? Overflowing stains on the siding below the gutter line? Gutters in bad shape usually mean the roof hasn't been maintained either.
If you get a second showing, ask to see the attic. Bring a flashlight. Look at the underside of the roof deck for water stains, dark spots, or any sign of daylight coming through. In Western Washington, attic moisture is more common than in drier climates, so condensation stains aren't always a deal-breaker, but active dripping or black mold is.
## What a professional roof inspection covers
A proper inspection goes component by component. Shingles or whatever the surface material is: condition, remaining life, manufacturer. Flashing at every wall intersection, chimney, skylight, and vent pipe. Gutters and downspouts. Ridge and soffit vents. The deck condition from inside the attic. Drainage, pitch, and any areas where water might pool.
You'll get a written report with photos, a remaining life estimate, and a list of what needs fixing now versus what can wait. For a full breakdown of what inspectors look for, our roof inspection checklist covers every line item.
## PNW-specific things to watch for
Moss is everywhere here. It doesn't automatically mean the roof is shot, but it does mean the roof needs soft washing at minimum. Heavy moss that's been left for years can lift shingle edges and trap water against the deck. Our guide on Seattle roof moss explains what's actually happening and when it crosses from cosmetic to structural.
Cedar shake homes need extra attention. A lot of older Washington homes, especially craftsman-style places in Seattle and the Eastside, still have original or second-generation cedar roofs. Cedar looks great but needs regular maintenance. Check whether the home has skip sheathing (spaced boards instead of solid plywood), which was standard under shake but won't work if you convert to shingles later. That conversion adds cost.
Attic ventilation and moisture are bigger issues in the PNW than in dry climates. Poorly vented attics trap condensation all winter, which rots the deck from the inside. You won't see it from the street.
## Using the inspection to negotiate
Here's where a $200 to $400 roof inspection pays for itself ten times over. If the inspector finds $8,000 in needed work (missing flashing, end-of-life shingles, a few sheets of rotted decking), that's a number you can bring to the negotiating table. Ask for a credit off the sale price, or ask the seller to complete the repairs before closing. Either way, you're not eating a cost that should have been disclosed.
If the roof needs a full replacement, that changes the math on the whole deal. Knowing whether you're looking at a repair or a full replacement before you close is the difference between a good investment and a money pit.
## The bottom line
Budget $200 to $400 for a dedicated roof inspection during escrow. It's easily the best money you'll spend in the buying process. The standard home inspection won't catch what matters, and surprises after closing are always more expensive than surprises before.
If you're buying a home in the Seattle metro or anywhere in Western Washington, reach out to us and we'll get someone on the roof before your inspection deadline. No pressure, just a clear report you can use to make a smart decision.
