One of the more common questions I get when inspecting a home from buyers, and from their agents, is "how is the roof"?
This is an important question, as a roof can be one of or even the most expensive repair or replacement item on a home. If your neighborhood has ever experienced a West Texas hail storm, you know how the roofing companies come out of the woodwork (some like vultures). Roofers that have no ties to West Texas, or that yesterday were not roofers, may not be your best bet when hiring a pro. But, that's a topic for another day.....
As I mentioned, I get asked about the roof and it's condition a lot on the homes I inspect. What I generally tell people is this; if the roof may be in questionable condition, contact your insurance provider as soon as possible to get an idea of whether or not they will insure your roof.
I've seen some pretty weird stuff: Some roofs that I believed the insurance company would not insure, they had no problem insuring. Other roofs that appeared to me to have very few problems, the buyer's insurance company would not agree to insure.
That's why it's crucial you contact your insurance company to find out where they stand. The sooner, the better.
If your insurer agrees to insure your roof, you should be able to trust their opinion. They are putting their money and reputation on the line, and you should be able to hold them accountable for that.
If they won't agree to insure your roof, it's very likely that the next prospective home buyer of the home will not be able to get insurance for the roof either. Look at it like it's kind of a win-win situation for you if you're buying a home.
Also, many insurance companies will want to send out their own inspector to take a look at the roof, so it's in your best interest to be as proactive as possible. In fact, before you even contact a home inspector to inspect your home, you should already have an idea who your insurance company will be, what's the rates will be for you and this home, and what type of service you can expect.
Just some more friendly advice from a highly experienced West Texas home inspector!