Yes, a home inspection includes the roof, within defined limits. Your inspector evaluates the roof as one of the major systems of the house, but a general inspection is not the same as a roofing contractor’s teardown.
Here is what that means for a buyer in Northeastern Pennsylvania. The inspector reports on the visible, accessible condition of the roof and flags problems that need closer inspection or repair.
Knowing the roof’s condition before you close protects you from one of the most expensive repairs a home can need.
This guide covers what your inspector checks, how NEPA weather shortens roof life, when a drone is used, how long each roof material lasts, and the red flags that signal costly repairs. Updated July 2026.
Does a home inspection include the roof?
Yes. The roof is part of a standard home inspection. Under the InterNACHI Standards of Practice that MTV follows, the roof covering, flashing, and roof drainage are all within scope.
What the inspection is not is a warranty or a guarantee. An inspector documents the roof’s condition on the day of the inspection. Homes in Pennsylvania are not passed or failed. The report gives you the facts so you and your agent can decide how to proceed.
That distinction matters because the roof drives negotiations. A roof near the end of its life is a five-figure future cost, and the inspection is what tells you that before you own it.
What does an inspector check on the roof?
The inspector looks at the parts of the roof that keep water out and the parts that fail first. Each is reported with photos.
- Shingles or roof covering: Missing, cracked, curling, or lifted shingles, and granule loss that signals age.
- Flashing: The metal seals around chimneys, walls, and penetrations are common leak points.
- Valleys: The channels where two roof planes meet and where water concentrates.
- Penetrations: Vents, pipe boots, skylights, and chimneys, where seals crack over time.
- Gutters and drainage: Whether water is carried away from the roofline and foundation.
- Structural signs: Sagging or uneven planes that can point to deeper problems.
The inspector also notes the roof’s apparent age and material, which feed into the lifespan estimate later in this guide.
How does NEPA weather shorten roof life?
Northeastern Pennsylvania subjects roofs to a harsh cycle every year. The same forces that make the region beautiful also wear roofs out faster than a mild climate would.
Three forces do most of the damage. Snow load adds weight that stresses the structure and the shingles. Ice dams form when attic heat melts snow that refreezes at the eaves, forcing water back under the shingles. Freeze-thaw cycles repeatedly expand and contract roofing materials, which loosens seals and lifts shingles.
Together, these pull down the low end of any roof’s expected life. For a deeper look at winter damage and how to spot it, see our guide on how snow and ice damage a NEPA roof.
Walked, drone, or ground: which inspection does your inspector use?
Not every roof can or should be walked. The method depends on the roof’s pitch, height, material, and the weather that day.
- Ground inspection: Used when a roof is too steep, too high, or too fragile to walk safely. The inspector assesses from the ground with optics.
- Walked inspection: Used when the roof is safely accessible. Walking allows a close look at seals and soft spots.
- Drone inspection: Used for steep, tall, wet, or fragile roofs where walking is unsafe. A drone captures close, high-resolution images of every plane.
This is where MTV differs from many inspectors. Mountain to Valley operates under an FAA airman certificate (license #4118345), so a licensed pilot can fly a drone to inspect a roof that others would only view from the ground. That means fewer blind spots on exactly the roofs that are hardest to assess. Learn more about the advantages of drones for home inspections.
How long should your roof last? Lifespan by material
Roof material sets the baseline for how long a roof lasts, and NEPA’s freeze-thaw cycle tends to pull the low end lower. The figures below reflect typical service life published by InterNACHI.
| Roof Material | Typical Service Life (InterNACHI) |
|---|---|
| 3-tab asphalt shingles | About 20 years |
| Architectural asphalt shingles | About 30 years |
| Wood shingles and shakes | About 30 years |
| Metal | About 40 to 80 years |
| Slate | About 60 to 150 years |
| Clay or concrete tile | About 100 years |
Use these as a starting point, not a promise. A 15-year-old asphalt roof in NEPA that has weathered heavy snow and ice may have far less life left than its age suggests. The inspection is what tells you where a specific roof falls on this range.
What are the red flags that signal costly roof repairs?
Some findings are minor. Others point to a repair or replacement you should price before closing. Watch for these on the report.
- Widespread granule loss or bald, brittle shingles.
- Active leaks, or water stains on ceilings, in the attic, or on the sheathing.
- Damaged or missing flashing around chimneys, walls, and valleys.
- Sagging rooflines, which can point to structural or moisture damage.
- Cracked vent boots and failed seals at penetrations.
- Gutters pulling away from the fascia, which often means rot behind them.
For a fuller breakdown of what these defects look like, see our guide on common roof problems and how to spot them.
What does a roof inspection not cover?
A roof inspection has limits, and knowing them keeps your expectations accurate. Under the InterNACHI Standards of Practice, an inspector is not required to walk a roof that is unsafe to access, and does not guarantee the future performance or remaining life of the roof.
The inspection also does not include the interior of flues or chimneys, and it is not a substitute for a roofing contractor or structural engineer when major damage is suspected. If a serious concern is flagged, that is the next step. You can see how the roof fits the full process in the Pennsylvania home inspection checklist for buyers.
Get the roof inspected before you buy
The roof is the most weather-exposed system on the house and one of the most expensive to replace. A home inspection tells you its condition while you can still act on it.
Buying a home in Northeastern Pennsylvania? Mountain to Valley Home Inspections uses drone technology and follows InterNACHI standards to give you a clear read on the roof.
FAQs
Does a home inspection include the roof?
Yes. The roof covering, flashing, and drainage are part of a standard home inspection under InterNACHI standards. The inspector reports the roof’s condition but does not guarantee its future performance.
Will the inspector walk on my roof?
Sometimes. The inspector walks a roof only when it is safe to do so. For steep, tall, or wet roofs, MTV uses a drone or a ground assessment instead.
How long does a roof inspection take?
The roof portion is a small part of the full inspection. The whole home inspection usually runs a few hours depending on the size and condition of the property.
Can a home inspection tell me exactly how many years my roof has left?
No. The inspector estimates remaining life from the material, age, and visible condition, but no one can guarantee an exact number. Material lifespan ranges are a starting point.
Do I need a separate roofer if the inspection finds a problem?
Often, yes. If the report flags a serious defect, a licensed roofing contractor gives a repair scope and cost. The inspection tells you when that step is worth taking.