The Hail-Dented Ridge and the Insurance Letter
At a 2006 two-story house, the inspector walks a 6:12 south-facing roof with architectural asphalt shingles reported as 12 years old. The roof has one layer. In a 10-by-10-foot test area near the ridge, the inspector counts eight distinct hail strikes, each about 1 inch across, with visible granule loss and several exposed fastener heads. Two shingle tabs have 3- to 4-inch vertical tears at the ridge cap. The buyer’s insurance adjuster has already told the buyer the marks are “cosmetic only, no functional damage.” The seller’s disclosure says “roof replaced 2013; no leaks.” The inspector sees no active leak in the attic, no sheathing staining, and no ponding. The buyer asks, “Do I need a new roof, and will my insurance pay?” The inspector has photos but no moisture meter reading above 12% in the attic sheathing.
1. How should the inspector classify and report the hail strikes and tears without overstepping?
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Describe, don’t classify. The report should state the test-square count (eight strikes), strike size (about 1 inch), granule loss, exposed fasteners, and two 3- to 4-inch ridge tears, with photos and the roof age/one-layer detail. The inspector should not adopt the adjuster’s “cosmetic only” label or declare “functional damage”; that determination depends on shingle manufacturer criteria, mat damage, and insurer/roofer evaluation. Recommend a licensed roofing contractor and the insurer’s adjuster evaluate the roof. Reasoning: the inspector can observe hail impacts and shingle defects, but “functional damage” is a coverage/performance conclusion beyond the inspection scope. The absence of attic staining is useful-report it-but it does not prove the roof is undamaged. Use neutral language: “observed hail impacts and granule loss; further evaluation recommended.”
2. What is the significance of the exposed fasteners and ridge tears, and how should remaining service life be addressed?
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Exposed fasteners and ridge tears are defects, not merely cosmetic. Exposed fastener heads can be water-entry points and may indicate improper fastener placement or shingle movement; ridge tears can allow wind-driven rain under the shingles. Report both as conditions requiring repair evaluation, especially on a 12-year-old one-layer roof. Remaining service life cannot be measured reliably by an inspector; the report should not give a number of years. Instead, state the age, observed wear, hail evidence, and the recommendation for a roofer’s evaluation. Reasoning: buyers want a yes/no, but the defensible answer distinguishes observation from prediction. If the roofer finds mat damage, replacement may be recommended; if not, repairs may suffice. The inspector’s job is to preserve the evidence and refer it to the right specialist.