Roof Certification When Selling a Philadelphia Home

What the Letter Is

A roof certification is a professional opinion, in writing, on a roof's current condition and how long it should stay watertight under normal weather. It usually states a number of years, commonly two to five, set by the roofer based on the roof's age, material and condition. It is not a new roof warranty, and it does not cover storm damage or neglect after the inspection date.

Its value comes from the inspection behind it. A letter written from the ground, or without checking the attic and flashing, tells a buyer very little. Ask what was inspected.

When Buyers and Lenders Ask for One

A buyer's home inspector often flags an older roof, and the buyer then asks for a certification before going ahead. Lenders ask for one when the appraisal notes roof wear; for FHA-backed loans, the guideline looks for at least two years of remaining roof life. Insurers sometimes ask too, especially on older roofs.

Sellers often order a certification before listing to take the roof off the negotiating table. If the roof passes, the letter answers the question before it is asked; if it needs work, the seller finds out early and chooses between a repair and a credit.

What the Inspection Covers

A proper certification inspection covers the whole roof: covering condition and remaining life, the number of layers, flashing at walls and chimneys, pipe boots, flat roof seams and ponding, drains and gutters, parapets, and the attic or deck underside for past leaks. On houses with a pitched front and a flat rear addition, each section is judged on its own.

Layer count is especially relevant here, because the city requires a full tear-off once two layers are on. A buyer who knows that can budget realistically for the next roof. See roof certification for how we run it.

When the Roof Does Not Pass

Most roofs that do not pass need small work: a cracked pipe boot, a lifted seam, loose flashing, a clogged scupper. The roofer lists those with prices, the work is done, the roof is re-checked, and the letter is issued. If the roof is at the end of its life, an honest roofer says so rather than certifying it, because that letter would come back on the seller.

That is also when a roof inspection with a repair price helps negotiations: the buyer and seller argue about a real number instead of a guess.

Preparing the Roof Before the Inspection

A few simple steps make a certification go smoothly. Have the gutters and any flat roof drains cleared, since clogged outlets make a roof look worse than it is. Fix any leak you already know about, or at least tell the roofer about it. Trim branches that rest on the roof. Gather any paperwork you have: past repair invoices, the date of the last replacement, and any permit records.

If the house has an attic or crawl space, make sure the roofer can reach it. The underside of the deck is where old leaks show.

What Buyers Should Ask

If you are buying, ask who performed the certification, what was inspected, whether the attic was checked, how many layers are on the roof, and what term the letter states. Ask for the photos. If you are unsure, you can order your own roof inspection during your inspection period, so the roof's condition is part of your decision rather than a surprise after closing.

Timing It Right

Book the inspection as soon as the sale agreement is signed, or before listing. Repairs depend on weather and materials, and a re-check takes another visit. Many lenders want letters that are recent at closing, so do not order it months early either. The contract should say who orders and pays for it.