5 Things to Look for in Roof When Buying Home-AWS Restorations

Buying a home is one of the biggest decisions—and financial investments—you’ll ever make. There’s a lot to think about: school districts, square footage, storage space, and whether the kitchen will need a full reno. But one feature that often gets overlooked? The roof.

And trust us—as a trusted roofing company with over 30 years in exterior remodeling—we’ve seen how skipping over a proper roof evaluation can lead to costly surprises. A solid, well-maintained roof protects your home, your finances, and your peace of mind.

So whether you’re touring homes this weekend or in the final stretch before closing, here’s a home buyer’s guide to roofing. Think of this as your go-to checklist for identifying common roof problems when buying a house—and avoiding expensive surprises later.

Let’s get into the five most important things to look for.

1. How Old Is the Roof?

One of the first things to determine during your roof evaluation is the age of the current roofing system. Asphalt shingles—the most common roofing material in residential properties—typically last 20 to 25 years. Cedar or metal roofs may last longer, but every material has its expiration date.

Visible signs of an aging roof include:

• Curling or cracked shingles
• Dark patches or missing granules
• Sagging rooflines
• Moss or algae growth

If the roof is nearing the end of its lifespan, that doesn’t mean you should walk away from the home—but you should factor replacement costs into your negotiation. A qualified roofing contractor (like us) can help assess how much useful life is left and whether repairs or full replacement are needed.

At AWS Restorations, we offer free exterior inspections for home buyers, including honest assessments of roof condition—so you know what you’re getting into before you sign the dotted line.

2. Is There Any Evidence of Leaks or Water Damage?

Roof issues don’t always show up where you expect them. Even if the shingles look fine from the outside, water may be seeping in through damaged flashing, loose nails, or worn-out sealants.

During a thorough roof inspection when buying a home, make sure you or your inspector checks:

• The attic or upper crawlspace for stains or damp insulation
• Ceilings and walls for bubbling paint or discoloration
• Mold or mildew odors, which can signal trapped moisture
• Flashing around vents, chimneys, and skylights for rust or gaps

These subtle signs of moisture intrusion are important to catch early. Roof leaks can start small but cause big problems—rotting wood, mold growth, and interior damage that’s pricey to fix.

Not sure what to look for? We provide roof inspections for buyers throughout Northern Virginia and can pinpoint problem areas before they spiral into full-scale repairs.

3. How’s the Drainage System?

This one’s easy to overlook. You might not think about gutters and downspouts when checking out a roof—but they’re your first line of defense against water damage.

A clogged, broken, or poorly designed drainage system can cause water to back up onto the roof, overflow near the foundation, and even lead to ice dams in colder months.

When evaluating the home, be sure to look for:

• Sagging, cracked, or rusty gutters
• Water stains or mildew around the siding near gutter lines
• Downspouts that empty too close to the house
• Pools of water around the base of the foundation

Home buyers often miss these signs until after closing—when repairs become their responsibility. Our team at AWS Restorations includes gutter inspections as part of our complimentary exterior evaluations. Because a roof isn’t complete without proper drainage.

4. Check the Roof’s Trouble Spots: Flashing, Chimneys, and Skylights

Some parts of a roof are more vulnerable than others. Places where different materials meet—like chimneys, vent pipes, or skylights—require special care. These are common spots where roofing systems can fail over time.

What to look for:

• Gaps in flashing
• Loose or cracked sealant
• Rusted metal around roof penetrations
• Water staining on the ceiling near skylights or chimneys

These aren’t always obvious during a quick walk-through, but they’re high on the list of potential roof concerns every home buyer should be aware of.

We’ve helped many new homeowners spot—and fix—these types of problems before they lead to long-term damage. If you’re unsure about what you’re seeing, schedule a professional roof inspection for peace of mind.

5. What Kind of Shingles Are Installed?

It’s not just the condition of the roof that matters—it’s the material itself. Cheaper shingles tend to wear out faster, especially in areas like ours that experience high winds and hail. If the roof uses budget-grade 3-tab shingles, they may not hold up well in the long run.

Here’s what to ask:

• Are the shingles basic 3-tab or upgraded architectural?
• What’s the manufacturer and warranty?
• Are the shingles rated for high winds or hail resistance?

The good news? If you’re working with AWS Restorations post-purchase, we include a complimentary upgrade to architectural shingles on all roof replacements. These shingles not only last longer but boost your home’s curb appeal—and resale value down the road.

And if you’re wondering about warranties, we install GAF Ultra HD shingles that come with 50-year product warranties and optional enhanced workmanship coverage.

 

 

Recap: Smart Roofing Tips for Home Buyers

When it comes to evaluating a roof before buying a home, a little knowledge goes a long way. Here are the top roofing tips to keep in mind during your walkthrough or inspection:

• Ask how old the roof is and what materials were used. Asphalt shingles over 20 years old may need replacing soon.
• Inspect the attic for signs of leaks—stains, musty smells, or damp insulation are red flags.
• Check the gutters and downspouts. Poor drainage leads to water damage and roof deterioration.
• Examine flashing around chimneys, skylights, and vents—these areas are prone to leaks.
• Identify the type of shingles installed. Architectural shingles offer better durability and storm protection than basic 3-tab options.

Taking these steps during the home buying process can help you avoid unexpected costs and give you more negotiating power before closing.

The Bottom Line: Don’t Skip the Roof Inspection

When buying a home, a detailed evaluation of the roof is essential. It’s one of the most expensive systems in the house to replace—and one of the easiest to overlook if you’re not sure what to watch for.

A smart roof inspection during the home buying process protects your investment, helps you negotiate with confidence, and ensures you’re not inheriting unexpected repairs.

At AWS Restorations, we offer no-obligation roof inspections for home buyers in the Northern Virginia area. We’ll give you an honest assessment of the roof’s condition—no pressure, just facts—so you can make the most informed decision possible.

Have questions about a roof on a home you’re considering? Call AWS Restorations today or request a free inspection through our website.

We’re here to make sure your dream home doesn’t come with nightmare repairs.