Steep, Frost-Covered Roof With No Anchors and a Single Ladder
An inspector is scheduled to inspect a two-story house with a 10:12 gable roof. The eave is 22 feet above grade, and the forecast calls for 34 degrees Fahrenheit with light frost and 12 mph gusts. The roof has no permanent anchor points, and the inspector is working alone with a 28-foot extension ladder. From the ground, the inspector can see several missing shingles on the rear slope and a metal chimney flashing that appears lifted. The client has asked for the roof to be walked because the seller's disclosure says the roof was replaced five years ago. The inspector has a ladder stabilizer and binoculars but no fall-arrest harness. The ground below the rear slope is a sloped, wet patio.
1. Should the inspector walk this roof? Explain the decision using slope, weather, equipment, and standards-of-practice constraints.
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The inspector should not walk this roof. A 10:12 slope is steep, frost reduces traction, the inspector is working alone, and there is no fall-arrest harness or permanent anchor. The wet, sloped patio below the rear slope adds a fall hazard and makes ladder placement less stable. The applicable standards of practice generally do not require an inspector to walk every roof; the inspector may inspect from the ground, from a ladder at the eave, or from accessible roof edges when safe. The visible missing shingles and lifted flashing can be documented from the ground with binoculars and from a safe ladder position. The report should clearly state that the roof was not walked, give the reason, and recommend evaluation by a qualified roofing contractor before the client relies on the roof condition.
2. If the inspector uses the ladder only to view the eave and flashing, how should it be set, and what must be documented?
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For a 22-foot eave, the ladder should extend about 3 feet above the eave, giving a working length of roughly 25 feet; the 28-foot ladder is adequate if it can be fully extended and secured. Use the 4:1 rule: for every 4 feet of vertical rise, place the base about 1 foot from the wall, so about 5.5 to 6 feet out for a 22-foot eave. The base must be on firm, level ground, not the wet sloped patio; choose a safer side of the house or use the stabilizer only if conditions are secure. The inspector should avoid overreaching and should not step onto the roof. Documentation should include the inspection method, weather and frost conditions, the ladder location, the fact that the roof was not walked, the visible defects, and the recommendation for a roofing contractor.