Roofing guide
Buying a House in Atlanta? Check the Roof Before You Close
The roof is one of the most expensive surprises in a house. A little checking before closing turns it into a known number.
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Answered 24/7(470) 291-8924By Karl Sutton, Residential Roofing Writer · Updated September 2026
Before buying a house in Atlanta, find out the roof's age, look for curling or missing shingles and stains in the attic, and ask about past leaks, repairs and insurance claims. A general home inspector notes what is visible; a roofer's on-roof inspection with photos is worth adding when the roof is past about 15 years or anything looks off.
Age
Start With the Roof's Age
Ask the seller when the roof was replaced and for any paperwork. Architectural shingles are commonly rated for about 25 to 30 years, and roofs past 15 to 20 often need significant work.
Much of metro Atlanta was built in the 1990s and 2000s, so many homes on the market are carrying roofs around twenty years old.
Walk-around
What You Can See Yourself
From the yard, look for curling or missing shingles, dark streaks, sagging lines and granules piled at downspouts. Check gutters for rot at the fascia behind them.
In the attic, look for daylight through the deck, dark stains on the sheathing and damp insulation. Inside, look at ceilings under the roof for patched stains.
Disclosure
Questions to Ask the Seller
Has the roof leaked, and where? What repairs were made, and by whom? Has there been an insurance claim on the roof? Are there solar panels, skylights or a flat section with their own history?
Claim history matters because insurers look at it, and a roof replaced after a storm claim can be a plus if the paperwork is there.
Under contract on a house? Call and book a roof inspection before your deadline.
Call nowInspection
When to Add a Roofer's Inspection
A general home inspection covers the roof as far as the inspector can see, sometimes only from the ground. When the roof is older, the report flags roof issues, or the house has slate, metal or a flat section, a roofer's on-roof inspection with photos gives you specifics to negotiate with.
Ask for a written report with a remaining-life estimate and repair or replacement pricing.
Negotiating
Using the Findings
A documented problem gives you options: a repair before closing, a credit, or a price adjustment. Insurance matters too, since some carriers ask about roof age and condition before writing a policy.
In a historic district, check whether planned roof changes would need approval before you count on them.
Special cases
Roof Features That Need Their Own Look
Skylights, chimneys, flat sections over porches or additions, solar arrays, and slate or metal roofs each have their own failure points. A general inspection may only note that they exist.
If the house has any of these, ask the roofer to look at each one specifically and include photos of them in the report.
Timing
Fitting It Into the Due Diligence Period
Book the roof inspection as soon as the contract is signed, so the report arrives with time to request repairs or negotiate. Waiting for the general inspection first can leave too little time.
Ask for the report in writing with pricing for any repairs or replacement, so it can go straight to your agent.
FAQ
Questions Before You Call
Visibly, yes. A roofer's on-roof inspection goes into more detail when it matters.
Past 15 to 20 years, expect to budget for major work or replacement soon.
Painted-over stains and fresh patches can hide leaks. Check the attic and ask directly.
It can. Some carriers ask about roof age and condition before writing a policy.
It depends on the finding and timeline. A written quote helps either way.
Book it early in the due diligence period so the report arrives in time.
Yes, along with flat sections and skylights.
Atlanta, GA service office
1421 Peachtree St NE FL. 3, Atlanta, GA 30361
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Know the roof before you own it
Call to book an inspection during your due diligence. You get photos, a remaining-life estimate and real numbers to negotiate with.