Almost every inspection report we deliver in El Paso has something to say about the roof. That does not mean almost every roof is failing. A roof finding can be a five-minute maintenance item or a sign the roof is near the end of its life, and the wording in the report is what tells you which one you are looking at.
This guide explains how to read roof findings once you have your report in hand. For what we evaluate on flat, tile, and shingle roofs in the first place, start with El Paso Roof Inspection: What Home Inspectors Actually Find.
This guide explains how to read roof findings once you have your report in hand. For what we evaluate on flat, tile, and shingle roofs in the first place, start with El Paso Roof Inspection: What Home Inspectors Actually Find.
Maintenance Items: Note Them, Plan for Them
Some roof findings are routine upkeep that nearly every El Paso home needs at some point:
• Cracked or worn sealant around vents, plumbing stacks, and roof-mounted equipment.
• Debris or tumbleweeds in scuppers and drainage paths.
• A few cracked or slipped concrete tiles.
• Minor coating wear on a flat roof that is otherwise sound.
These are worth fixing, and some buyers ask the seller to handle them, but on their own they rarely change whether a home is a good purchase.
• Cracked or worn sealant around vents, plumbing stacks, and roof-mounted equipment.
• Debris or tumbleweeds in scuppers and drainage paths.
• A few cracked or slipped concrete tiles.
• Minor coating wear on a flat roof that is otherwise sound.
These are worth fixing, and some buyers ask the seller to handle them, but on their own they rarely change whether a home is a good purchase.
Findings That Deserve a Closer Look
Other findings point to water already getting in, or to a roof system that is wearing out:
• Worn-through coating on a flat roof, where the underlying membrane or felt is exposed to the sun.
• Ponding, or the dried sediment rings that show water has been sitting on the roof after storms.
• Cracked parapet caps and failed roof-to-wall flashing, which are the most common leak points on El Paso flat roofs. See Parapet Walls and Scuppers for photos of what this looks like.
• Older tile roofs, where the tile may look fine but the underlayment beneath it can be near the end of its service life.
• Granule loss on asphalt shingles, which El Paso's UV exposure accelerates.
• Stains on ceilings or roof decking in the attic, especially near exterior walls.
• Worn-through coating on a flat roof, where the underlying membrane or felt is exposed to the sun.
• Ponding, or the dried sediment rings that show water has been sitting on the roof after storms.
• Cracked parapet caps and failed roof-to-wall flashing, which are the most common leak points on El Paso flat roofs. See Parapet Walls and Scuppers for photos of what this looks like.
• Older tile roofs, where the tile may look fine but the underlayment beneath it can be near the end of its service life.
• Granule loss on asphalt shingles, which El Paso's UV exposure accelerates.
• Stains on ceilings or roof decking in the attic, especially near exterior walls.
What "Further Evaluation Recommended" Means
When a report recommends evaluation by a licensed roofing contractor, it means we observed conditions that go beyond the scope of a visual home inspection. A roofer can open up areas we cannot, confirm how far the damage extends, and tell you whether the roof needs repair, re-coating, or replacement.
Schedule that evaluation during your option period. Once the option period ends, you lose much of your leverage to negotiate repairs or walk away.
Schedule that evaluation during your option period. Once the option period ends, you lose much of your leverage to negotiate repairs or walk away.
Why Thermal Imaging Helps on Roof Findings
Inspector Pros includes infrared thermal imaging on every inspection at no extra charge. Thermal imaging does not see through ceilings, but it can show temperature patterns consistent with moisture along ceilings and exterior walls below a roof problem. We confirm anything suspicious with a moisture meter before it goes in the report, so a roof finding comes with evidence of whether water has already reached the interior.
New Homes Get Roof Findings Too
New construction is not exempt. On new El Paso homes we regularly find incomplete flashing, sealant that was never applied at penetrations, and scuppers set above the roof's drainage plane so water pools before it can drain. A new construction inspection before closing, and an 11-month warranty inspection before the builder warranty expires, give you documented findings the builder is responsible for.
Inspector Pros inspects homes throughout El Paso TX, Las Cruces NM, and surrounding communities. We walk every roof that is safely accessible. Call or text (915) 209-2332, or schedule online.