Month: September 2025

The average cost of a roof replacement in the United States is around $9500, but in some cases it can climb past $50,000 because materials, labor, and structural repairs vary widely. 

That’s why spotting common roofing problems early is one of the most effective ways homeowners can avoid catastrophic expenses.

Roofs are a structural shield for your home because they prevent water, wind, and snow from penetrating the interior. This is why real estate buyers in Northeast Pennsylvania place a premium on newer roofs—any roof built within the past five years adds value because it lowers the risk of immediate replacement costs.

When a roof ages or suffers damage, the problems go far beyond appearance. Loose shingles, popped nails, or failed flashing are how water seeps into the attic, and once that happens, mold and rot can double or triple repair costs. 

Aging or damaged roofs are more than an eyesore. They can invite leaks and damage your attic, potentially doubling the cost of your repairs. 

If you’re uncertain about a roof’s age or condition, a professional home inspection reveals defects you can’t see from the ground and estimates the timeline for future repairs. Inspections matter because many Pennsylvania homes are decades old, and harsh seasonal weather accelerates wear.

Homeowners can also catch visible warning signs on their own. From the road, sagging lines or dark streaks are how you can spot deterioration, while a closer look from a ladder may show curling shingles or corroded flashing. 

Recognizing these issues early is why buyers, sellers, and current homeowners can save thousands by taking corrective action before small problems escalate.

This guide explains the most common roofing problems in Pennsylvania homes and shows you exactly how to spot them before they turn into costly repairs.

8 Common Roof Problems in Pennsylvania

1. Aging or Damaged Shingles

Most Pennsylvania homes use asphalt shingles, typically lasting 20–30 years. Over time, shingles can crack, curl, or go missing entirely. You might also notice granule loss, where small sand-like particles wash into your gutters.

Be on the lookout for shingles that are curling upward, discolored, or missing after storms. If you see bald spots where granules have worn away, it’s a sign the roof may be near the end of its life.

2. Ice Dams and Water Intrusion

Winters in Pennsylvania bring heavy snow and freezing temperatures. When warm air from the attic melts snow on the roof, water can refreeze at the edges, forming an ice dam. This prevents proper drainage, causing water to back up under shingles.

You’ll notice water stains forming on interior ceilings or walls, especially near exterior walls. Outside, you’ll also be able to spot thick icicles forming along gutters in the winter.

3. Popped Nails

Roofing nails can loosen over time due to expansion and contraction from temperature changes. When they pop up, they create tiny gaps that let in water and increase the risk of leaks.

You’ll need to inspect your shingles closely to identify any popped or lifting nails. Take proper precautions, such as wearing proper traction shoes and securing your ladder before climbing onto your roof. 

4. Flashing Failures

Flashing is the thin metal material installed around chimneys, skylights, and roof valleys to prevent leaks. Over time, flashing can rust, crack, or pull away from the roof surface.

Check the base of your chimney or skylights for signs of rust, gaps, or deteriorated sealant. Inside, leaks in these areas often show up as ceiling stains near fireplaces or in upstairs bathrooms.

5. Gutter and Drainage Problems

Gutters play a huge role in directing water away from the home. Rain and snow are frequent occurrences in wet and forested regions like NEPA, but your gutters can quickly get clogged with debris from leaves and trees. 

During rainfall, check if water is overflowing the gutters or pooling near your foundation. After storms, look for detached or sagging gutter sections.

6. Chimney and Masonry Issues

Pennsylvania has many older homes with brick chimneys. Over time, mortar joints can crack and bricks can deteriorate, allowing water to seep into the roof system.

Start from the ground and check if the chimney looks cracked, leaning, or missing mortar. A roof inspector may also point out spalling bricks (flaking surfaces) that indicate water damage.

7. Moss, Algae, and Lichen Growth

Pennsylvania’s damp climate makes roofs susceptible to moss and algae growth, particularly on shaded sides of the house. While it may look cosmetic, moss can trap moisture and cause shingles to deteriorate faster.

8. Structural Sagging

Roofs with long-term water damage or poor installation can begin to sag, which poses a serious structural risk. Older farmhouses and century homes in Pennsylvania are particularly vulnerable if the framing wasn’t updated during renovations.

In extreme cases, you’ll notice the roof bowing or sagging, indicating significant structural stress.

Tips to Spot Problems Before They Get Worse

Like many things in life, early detection is key to fixing issues before they compound.

Many roof issues start small, like a missing shingle or clogged gutter, but escalate quickly if left unchecked. Home inspectors and roofing contractors generally recommend that homeowners conduct the following tasks to keep up on roofing issues:

• Checking your roof after storms for missing shingles or flashing.
  
• Cleaning gutters twice a year (spring and fall) to prevent water backup.
  
• Inspecting your attic regularly for water stains, mold, or musty odors.
  
• Scheduling professional inspections every 2–5 years, especially for older homes.
  

What Buyers Should Ask About the Roof

When purchasing a home, be sure to get the most up-to-date information about the roof’s condition, installation date, and warranty. Here are a few questions to ask and search for on a seller’s disclosure: 

• When was the roof installed, and what materials were used?
  
• Is there a transferable warranty on the roof or shingles?
  
• Have there been any past repairs or leaks?
  
• Does the attic have insulation and proper ventilation?
  

These answers can help you estimate how much longer the roof will last and whether you should budget for replacement.

What Happens If Problems Are Found?

If a home inspection reveals roofing issues, buyers have several paths forward to avoid expensive repairs or recuperate costs. You can request that the seller make repairs before closing or negotiate a credit to help offset the cost of future work.

 In some cases, you may decide to accept the home as-is if the problems are minor and manageable. 

On the other hand, if the inspection shows that the roof requires major repairs or a full replacement, walking away may be the best option. 

Keep in mind that inspectors don’t “fail” a roof—they simply provide the facts so you can make an informed decision.

FAQs

How often should Pennsylvania homeowners replace their roofs?

Most asphalt shingle roofs last 20–30 years. Slate, metal, and tile roofs can last much longer but are less common in PA homes.

What’s the most common cause of roof leaks in Pennsylvania?

Leaks are often caused by damaged shingles, failing flashing, or ice dams. Older homes with poor ventilation are also prone to moisture-related leaks.

Can I install a new roof over old shingles?

Building codes in Pennsylvania allow for a maximum of two layers of shingles on a roof, though this is not highly recommended. Multiple shingles can add weight to the roof, mask underlying problems with the sheathing, and prevent you from replacing the flashing. 

Does homeowners’ insurance cover roof replacement?

Insurance typically only covers roof damage from sudden events like storms or fallen trees. However, it won’t pay for replacements due to age or normal wear and tear.

According to Bankrate, the hidden cost of owning a home in the United States totals around $21,000 annually. These costs rise because of monthly utilities, ongoing wear-and-tear, and major renovation projects. 

That’s why conducting a professional  home inspection before you buy is one of the most effective ways to prevent unexpected expenses.

Depending on where you purchase a home in Northeast Pennsylvania, you can run into common issues, such as aging foundations, roofing problems, HVAC issues, and more, that can total in the tens of thousands to repair. 

This Pennsylvania home inspection checklist shows you what inspectors typically evaluate and why each item matters for long-term safety and cost control.

Why Home Inspections Are Essential for Buyers in Pennsylvania

The real estate market has never been so difficult for young buyers, as an astounding 85% in a recent survey felt they needed to forgo insurance and a home inspection just to afford a new home. 

However, when looking at the total closing costs required to purchase a home and the hidden costs of maintaining it, a home inspection is an incredibly small fraction and can deliver a hell of an ROI. 

Buyers in Northeast Pennsylvania must keep in mind that the region’s housing stock is incredibly diverse, with many homes well over 100 years old, built well before modern building codes. Add in PA’s wet, four-season climate, which means that soil erosion, foundation damage, and roofing issues are incredibly common. 

Disclosing these issues in the beginning stages of negotiations can empower buyers to negotiate for a lower price or sellers to make the necessary repairs before selling, saving them money in the long run.

The Pennsylvania Home Inspection Checklist for Buyers

Naturally, no home inspection report is going to come back totally free of defects, and it’s up to both parties to determine which repairs or issues are most important to address before moving forward with a deal. 

Similarly, a home inspector can’t physically inspect every inch of your property, but will analyze and structure their report based on the most important issues from a financial and safety perspective. 

The following is a comprehensive list of areas your inspector will review, along with what you should watch for as a buyer looking to purchase a new home.

1. Structural Components

Structural issues impact the safety and longevity of the home and extend to many different areas that your inspector will check.

• Foundation: Signs of cracks, bowing, moisture intrusion, or uneven settling.
  
• Basement/Crawl Space: Signs of water seepage, mold, or structural damage.
  
• Roofing & Attic: Age of shingles, flashing, sagging, insulation, and ventilation.
  
• Framing & Support Beams: Termite damage, wood rot, or inadequate support.
  

Basements are common throughout the region, but they’re also prone to water damage. Always ask about sump pumps, French drains, or waterproofing systems, especially if you spot signs of past water damage. 

2. Exterior Elements

The home’s exterior includes everything from decks and siding to downspouts and driveways. This is where your curb appeal comes from, although these components play a major role in protecting your home and its structural components. 

• Siding, Stucco, or Brick: Cracks, deterioration, or improper installation. (Stucco failures are especially common in newer PA homes built in the 1990s–2000s.)
  
• Gutters & Downspouts: Proper drainage away from the home’s foundation.
  
• Windows & Doors: Condition, sealing, and energy efficiency.
  
• Driveways & Walkways: Cracking, uneven settling, or tripping hazards.
  
• Decks & Porches: Secure footings, rot-free wood, and safe railings.

3. Roofing System

Roofs are one of the most expensive repairs you will make over the course of your home ownership, and most asphalt roofs only last up to 30 years. 

• Shingle age, curling, or missing sections.
  
• Chimneys for cracks, leaning, or deteriorated mortar.
  
• Flashing around skylights or chimneys.
  
• Gutters free from clogs and securely attached.
  

Ask the seller for the roof’s installation date and warranty. While you may be willing to let a cracked, sagging, or mossy roof go, your insurance company may deny you coverage.

4. Plumbing System

Water issues are among the most common inspection red flags on home inspection reports, especially among older homes. 

• Water Supply: Public or well water—well systems should be tested separately.
  
• Pipes: Look for leaks, corrosion, and material type (older homes may still have galvanized pipes).
  
• Water Heater: Age, size, and functionality.
  
• Fixtures & Drains: Proper water pressure and drainage.
  
• Septic Systems: If applicable, separate inspection recommended.
  

5. Electrical System

Outdated wiring is both a safety and insurance concern. One common problem in older homes is outdated wiring (knob-and-tube) or even DIY wiring, which can be a massive hazard and code violation. 

• Service Panel: Proper grounding, breaker type, and capacity.
  
• Wiring: Look for knob-and-tube (common in older PA homes), aluminum wiring, or amateur DIY work.
  
• Outlets & Switches: GFCI outlets in kitchens, bathrooms, and outdoors.
  
• Lighting Fixtures: Proper function and safe installation.

6. Heating & Cooling Systems (HVAC)

Pennsylvania homes rely heavily on HVAC units given the climate. Unfortunately, with improper maintenance or age, these systems can start to decrease in performance and break down. 

• Furnace & Boiler Systems: Age, efficiency, and signs of leaks.
  
• Air Conditioning Units: Cooling capacity and maintenance.
  
• Ductwork: Leaks, insulation, and cleanliness.
  
• Chimneys & Venting: Proper draft and clearance from combustibles.
  

7. Interior Elements

Inside the home may lie some obvious issues that could point toward sloppy or poor maintenance. These issues could lead to larger issues if not addressed. 

• Walls, Ceilings, & Floors: Stains, cracks, or unevenness (possible structural issues).
  
• Windows & Doors: Easy operation, no drafts, and intact seals.
  
• Stairways & Railings: Secure and safe.
  
• Fireplaces: Damper operation, chimney cleanliness, and creosote buildup.

8. Insulation & Ventilation

Energy efficiency and indoor air quality are big concerns, especially as energy prices increase rapidly across NEPA.

• Attic Insulation: Adequacy and condition.
  
• Ventilation Systems: Proper airflow to prevent mold or moisture.
  
• Windows & Doors: Draft prevention.
  

9. Environmental Concerns in Pennsylvania Homes

Beyond the standard checklist, PA buyers should be aware of environmental hazards related to their home.

• Radon Gas: Extremely common in Pennsylvania. The EPA recommends testing all homes.
  
• Mold & Moisture: Especially in older basements and attics with poor ventilation.
  
• Lead Paint: Homes built before 1978 may contain lead-based paint.
  
• Asbestos: Found in older insulation, tile, or siding.
  

10. Additional Inspections Buyers May Need

A general home inspection may not cover everything. Buyers often request additional inspections for:

• Radon
  
• Termites or wood-destroying insects
• Mold and air quality
  
• Well water testing
  
• Septic system inspections
• Chimney inspections
  

These specialized tests provide a more complete picture of the home’s safety and maintenance needs.

What Happens After the Inspection?

Once your inspection report is complete, you’ll have a few choices to consider with your real estate agent. In many cases, buyers request repairs and ask the seller to address major issues before closing. 

Others negotiate for a credit or price reduction to offset the cost of future repairs. 

If the issues aren’t deal breakers, you can choose to accept the home as-is and move forward. 

On the other hand, if the report uncovers significant or costly problems, you may decide to walk away under your inspection contingency. Remember, in Pennsylvania, inspectors don’t “pass” or “fail” homes—they simply document findings so you can make an informed decision.

FAQs

Can a buyer back out after an inspection in Pennsylvania?

Yes. If your contract includes an inspection contingency, you can walk away without penalty. The contingency exists because a home inspection reveals hidden issues, which is how buyers avoid being locked into costly repairs they never agreed to. This protection is why inspections are one of the most valuable steps in the buying process.

Do sellers in Pennsylvania have to fix everything the inspector finds?

No. Sellers aren’t legally required to repair every issue. Instead, inspection reports open negotiations, which is why buyers can request repairs, credits, or price reductions. Sellers often agree to fix major safety or code problems, while cosmetic issues are left to the buyer.

How much does a home inspection cost in Pennsylvania?

The average PA home inspection costs between $300 and $600, depending on the size, age, and location of the property. This is a fraction of the potential repair costs—many defects, like a failing roof or foundation cracks, can exceed $10,000. That’s why inspections deliver one of the best ROIs in real estate. Added tests for Radon, termites, or mold, for example, can spike the pricing. 

Can I attend the home inspection as a buyer?

Yes, and it’s recommended. Being present allows you to ask questions in real time, which is how you understand the severity of issues beyond just reading a report. This direct knowledge is why buyers who attend inspections feel more confident during negotiations.

What are the most common issues found in Pennsylvania homes?

Older homes often show foundation cracks, roof wear, outdated wiring, and basement moisture. These problems are common because Pennsylvania’s housing stock includes many homes over 100 years old, built before modern codes. Wet, four-season weather also accelerates wear, which is why waterproofing, HVAC, and roofing often show up on reports.

Do Pennsylvania homes require a radon test?

Yes, in practice. Pennsylvania has some of the highest radon levels in the country because of natural geology, which is why the EPA recommends testing every home. Radon is invisible and odorless, but long-term exposure is a leading cause of lung cancer. Testing ensures your home meets safe levels.

What happens if major issues are found during inspection?

Buyers typically respond in one of three ways: request repairs, negotiate a credit, or exit the contract. This flexibility is why the inspection contingency is so valuable. It protects buyers from inheriting expensive structural, electrical, or environmental problems.