Kalamazoo Home Inspection: What the Roof Notes Mean

A Kalamazoo roof has to deal with lake-effect snow, freeze-thaw cycles and summer storms. An inspection report gives buyers clues about how well it's coping. This page explains the roof notes that come up most. Your inspector's report and a roofer's opinion are what to rely on.

Snow and ice

Sagging ridge or roof plane — A dip in the roof line can point to structural strain or old snow-load damage. Usually flagged for further evaluation.

Ice-dam staining — Marks inside at the top of outside walls or on the eaves. See ice dams in southwest Michigan.

Ice and water shield not observed — The protective layer at the eaves usually can't be seen; the note may just say so.

Attic

Condensation / frost on sheathing — Moist house air reaching a cold attic. See attic leaks or condensation.

Insufficient ventilation — Not enough air moving through the attic, which shortens shingle life and feeds ice dams.

Roof covering

Wind damage / missing tabs — Shingle pieces torn away. See storm and wind damage.

Flat roof section: membrane worn — Additions and porches often have flat roofs. See flat roofs.

Flashing at chimney / walls — Common leak points on older homes.

Gutters

Gutters clogged / pulling away — Fall leaves load them up. See gutters.

Priorities

• Before closing: sagging roof lines, active leaks, storm damage.
• Soon: ventilation and air sealing, flashing, gutters.
• Plan: an aging roof. See signs your roof needs replacing.

For inspectors and agents

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