The roof is one of the biggest single expenses a buyer can inherit, and it’s one of the hardest things to judge from the street or the listing photos. During a home inspection, your inspector looks at the roof covering, flashing, eavestroughs, attic and ceilings below to tell you what shape the roof is in and roughly how much life it may have left. Below, Yama Nehan, a Certified and Registered Home Inspector with 15 years of home inspection experience, lists the nine roof questions buyers in Mississauga, Oakville, Richmond Hill and Markham should ask during the inspection.

Key takeaways

  • Most GTA houses have asphalt shingle roofs. Their condition depends on age, ventilation, sun exposure and how they were installed, not age alone.
  • A roof inspection is visual. The inspector walks the roof only when it’s safe, and otherwise inspects from a ladder, the ground, windows or with a camera.
  • The attic often tells you more than the shingles do: staining, damp insulation and frost are early warning signs.
  • Ask the seller for the year of the last roof replacement and any paperwork. Check that against what the inspector sees.
  • A worn roof isn’t automatically a deal-breaker. It’s a budget and negotiation item you want to know about before you firm up.

What a home inspector checks on the roof

As part of a standard home inspection, the roof review usually covers:

  • The roof covering: shingles curling, cupping, cracking, missing or losing granules
  • Flashing at chimneys, skylights, plumbing stacks, walls and valleys
  • Roof vents and how the attic is ventilated
  • Eavestroughs and downspouts, and where the water ends up at the foundation
  • Soffits and fascia for rot, gaps or animal entry
  • Chimney exterior, cap and crown where visible
  • The attic, where safely accessible: roof deck, insulation, staining, mould-like growth and daylight through the boards
  • Ceilings on the top floor for past or present leak stains

Safety comes first. If the roof is steep, wet, icy or too high to walk safely, the inspector will look at it from a ladder at the edge, from the ground, from upper windows or with a camera, and the report will say which method was used.

9 roof questions to ask your home inspector

1. How old does the roof look, and how much life might it have left?

No inspector can give you an exact date from the shingles alone, but they can tell you whether the roof looks early, middle or late in its life. Asphalt shingles commonly last somewhere in the range of 15 to 25 years depending on the product and conditions, and south- and west-facing slopes usually wear first. Ask which slopes look worst and why.

2. Are there signs of past or current leaks?

Ask the inspector to show you anything they found in the attic or on the ceilings. Water stains around chimneys, skylights and plumbing vents are the most common. A situation we often see is a freshly painted ceiling in an upstairs bedroom right under a skylight. Fresh paint isn’t proof of a problem, but it’s a good reason to look harder at the attic above it.

3. Is the attic properly ventilated?

Poor ventilation shortens shingle life and causes moisture problems. In winter, warm, moist air leaking from the house can condense on the cold roof deck and show up as frost, dark staining or damp insulation. Ask whether the soffit vents are blocked by insulation and whether bathroom fans actually vent outside, not into the attic.

4. Is there enough insulation in the attic?

Thin or uneven insulation lets heat escape into the attic, which can melt snow on the roof and lead to ice building up at the eaves. Ask the inspector what they saw and whether any areas were compressed, missing or wet. In older homes, also ask whether the insulation looked like loose, pebble-like vermiculite, which is worth testing before you disturb it. See our home hazard testing page for more.

5. How does the flashing look?

Many roof leaks start at flashing, not shingles. Ask about the metal or membrane around the chimney, along walls where a lower roof meets a second storey, and around skylights. Gaps, rust, lifted edges or heavy layers of caulking used as a patch are all worth a closer look by a roofer.

6. Is there more than one layer of shingles?

Sometimes a new layer is installed over an old one. Ask if the inspector can see signs of this at the edges. Layered roofs can hide damage underneath, and they usually mean more work when it’s time to replace the roof.

7. Are the eavestroughs and downspouts doing their job?

The roof’s water has to go somewhere. Ask whether the eavestroughs are sagging, overflowing or leaking at the seams, and whether the downspouts empty well away from the house. Downspouts that dump water at the foundation are one of the most common causes of damp basements we see in Mississauga and Markham subdivisions.

8. Is anything here urgent, or can it wait?

This is the question that matters most to your budget. Missing shingles, exposed nails, active leaks or soft spots on the roof deck need attention soon. Granule loss and a few curled tabs on an older roof are signs to plan for replacement in the coming years. Ask the inspector to put each roof item in one of those two groups.

9. Should a roofer look at it before I firm up?

If the inspection finds a roof near the end of its life or a possible leak, ask whether you should get a roofer’s opinion and quote before your condition deadline. That gives you real numbers for your decision. Our guide on what to do if a home inspection finds problems covers how buyers usually handle this.

Roof warning signs: what they usually mean

What you see What it can mean Usual next step
Curling or cupping shingles Aging, often sped up by poor attic ventilation Plan for replacement; check attic ventilation
Heavy granule loss, granules in eavestroughs Shingles late in their life Budget for replacement in the coming years
Missing or lifted shingles Wind damage or failed fasteners Repair soon to keep water out
Stains on top-floor ceilings Past or active leak, often at flashing Check the attic above; roofer if active
Dark staining or frost on attic roof boards Moisture from the house condensing in the attic Improve air sealing and ventilation
Sagging roof line Possible structural issue or water damage to the deck Further evaluation by a qualified professional
Overflowing eavestroughs Clogs, poor slope or undersized troughs Clean and adjust; extend downspouts

Roofs by city: what we often see

Every neighbourhood has its own mix of roof ages and styles, so the questions above apply a little differently in each city:

  • Mississauga: many 1970s to 1990s homes in areas like Erin Mills, Meadowvale and Streetsville are on their second or third roof, so ask about the last replacement and the attic ventilation. See home inspection in Mississauga.
  • Oakville: older homes in Old Oakville and Bronte often have complex rooflines, dormers and chimneys, which means more flashing to check. Glen Abbey homes from the 1980s and 1990s are often at or past their original roof’s life. See home inspection in Oakville.
  • Richmond Hill: large two-storey homes with multiple roof levels and skylights are common, and the lower-roof-to-wall joints deserve a close look. See our Richmond Hill home inspector guide.
  • Markham: newer subdivisions mean many roofs are still on their first set of shingles, but attic insulation and bathroom fan venting still need checking. See our Markham home inspector guide.

If you’re looking at condo townhouses, ask who is responsible for the roof before you rely on the inspection alone; our freehold vs condo townhouse guide explains the difference.

Buyer’s roof checklist

  • Ask the seller or listing agent for the year the roof was last replaced and any invoice or warranty paperwork
  • Look at the roof from the street and backyard during your showing
  • Check top-floor ceilings and around skylights for stains or fresh paint patches
  • Make sure the attic hatch is reachable and not blocked by stored items on inspection day
  • Ask your inspector the nine questions above
  • Note which slopes look worst and which items are urgent
  • Get a roofer’s quote before your condition deadline if the roof is near end of life or leaking
  • Keep the inspection photos; they’re a useful baseline for future roof work

Choosing your inspector and what it costs

Choose your inspector carefully. Ask about their certifications, how many years they’ve been inspecting, how they inspect roofs they can’t safely walk and whether you can see a sample report. Golden Home Inspections follows the InterNACHI Standards of Practice, and you’ll have your written report with photos within 24 hours.

Home inspections start from $499 and condo inspections start from $399. The final price depends on the property, mainly its size, age and type. For the full scope of an inspection, see what a home inspection includes in Ontario.

FAQ

Does a home inspector go on the roof?

When it’s safe, yes. If the roof is too steep, high, wet or icy, the inspector inspects it from a ladder, the ground, windows or with a camera, and notes the method in the report.

Can a home inspector tell exactly how old a roof is?

Not exactly. An inspector can judge the general condition and whether it looks early, mid or late in its life. For a firm date, ask the seller for the replacement invoice.

Is a roof inspection included in a home inspection?

Yes. A standard home inspection includes a visual review of the roof covering, flashing, eavestroughs, chimney exterior and the attic where accessible.

Can you inspect a roof in winter?

Often only partly. Snow can hide the shingles, so the inspector relies more on the attic, flashing that’s visible and ceilings below. The report will note any areas that couldn’t be seen.

Should an old roof stop me from buying a house?

Not on its own. An older roof is a known cost you can plan or negotiate for. Active leaks, rot in the roof deck or structural sagging are more serious and worth a specialist’s opinion before you firm up.

Book your home inspection

Buying a home in Mississauga, Oakville, Richmond Hill or Markham and wondering about the roof? Call Golden Home Inspections at 647-704-7100, email contact@goldenhomeinspections.ca, or book your inspection online. We’re based in Toronto and inspect homes and condos across the west, east and north GTA.