Roof Certification
A Roof Certification is often required by insurance companies, like Citizens. It is a limited inspection. It is also a universal form provided by Citizens. That means every inspector is using the same form. It focuses on the exterior of the roof only. Insurance companies want to know the general condition and life expectancies of the roof systems. This report is normally acceptable anywhere between 10 days to a year.
Roof Certification Preparation
In preparation for the inspection, homeowners should consider having any cracked tiles glued or replaced. Sometimes a white roof coating on a flat roof can help extend the life as well. We recommend consulting with your insurance agent before making any changes. Additionally, some roof permits can be difficult to obtain or require several days from a building department to produce. Make sure you have all your roof documentation prior to the inspection. Moreover, all previous water damage and water stains should be repaired and painted respectively.
Understanding the Roof Certification Form
What information actually goes on the form for the roof certification? The inspector will identify what material(s) are present on the roof. Roof materials can be concrete, clay, asphalt, metal, modified bitumen, tar & gravel, TPO, & EPDM. Next, the inspector will document how old the roof is based on the available documentation including permits and invoices. Roof age is determined by the starting date of the roof when the commencement began. Then the inspector must determine the remaining useful life. Useful life can be confusing to understand. We’ve created a useful guide below. The third item on the form is “date of last roofing permit” & “date of last update”. Here the inspector needs to put the date the permit was applied for at the building department. Without a valid roof permit, it can be extremely difficult to bind coverage. The date of a roof invoice is not the same as the roof permit date. Any subsequent work including maintenance can be listed as the date of last update including repairs. If the roof was partially replaced, the insurance company wants to know what percent of the roof was replaced.
The second half of the form concerns itself with the condition of the roof. The inspector is required to mark all that apply for the following items:
- Cracking – This includes cracked tiles or flat roofs that dry up and crack.
- Cupping/Curling – Asphalt shingles begin to curl under extreme heat over time.
- Excessive Granule Loss – Asphalt shingles have granules like sand to help shed water.
- Exposed Asphalt – The layers of asphalt shingles have worn out exposing the material.
- Exposed Felt – The roof material is no longer protecting the felt paper underneath.
- Missing/Loose/Cracked tabs or tiles – This is similar to cracking.
- Soft Spots in Decking – This is usually an indication of rotting wood under the roof.
- Visible Hail Damage – This would be blunt force against the roof.
Most importantly the form asks “Any visible signs of leaks?” and the location of the signs. Note the form does not ask if it is actively leaking.
Remaining Useful Life
Remaining useful life can be confusing at first, but it is simple. It is a mathematical formula. It is the difference between the average roof life for a given material and the age of the roof. In other words, it is Average – Age = Remaining useful life. Different roof materials have different averages. Citizens and underwriting are very strict when it comes to useful life and will not allow the inspector to put more useful life on the form than what is expected. Moreover, most carriers will not bind coverage without a minimum of 5 years left on the roof. Below you will find the averages for the different roof materials.
Asphalt (3-Tab & Architectural) – 30 years
Concrete & Clay Tiles (All styles) – 40 years
Metal Panel – 80 years
Modified Bitumen – 20 years
TPO & EPDM – 30 years
Tar & Gravel – 40 years
Rolled Roofing – 10 years
Metal Shingles – 40 years
Poured Concrete roof – 80+ years
The Roof Certification requires a signature on Roof Certification Agreement. An example of the agreement may be viewed below.
Kore Home Inspections Roof Certification Agreement
This is an Agreement between you, the undersigned Client, and us, the Inspector, pertaining to our roof certification inspection of the Property at: {{ADDRESS}}
The terms below govern this Agreement.
1. You will pay us ${{PRICE}} for our roof certification inspection.
2. We will perform a roof certification inspection of the property consistent with insurance industry standards and provide you with a written report.
3. A roof certification inspection is a very limited inspection. It is not nearly as comprehensive as a residential home inspection.
4. Our inspection and report are for your use only. You give us permission to discuss observations with real estate agents, insurers, owners, repair persons, or other interested parties. You will be the sole owner of the report and all rights to it. We are not responsible for use or misinterpretation by third parties, and third parties who rely on it in any way do so at their own risk and release us (including employees and business entities) from any liability whatsoever. If you or any person acting on your behalf provide the report to a third party who then sues you and/or us, you release us for any liability agree to pay our costs and legal fees in defending any action naming us. Our report is in no way a guarantee or warranty, express or implied, regarding the future use, operability, habitability or suitability of the home/building or its components. We disclaim all warranties, express or implied, to the fullest extent allowed by law.
5. We assume no liability for the cost of repair or replacement of unreported defects or deficiencies either current or arising in the future. You agree that in all cases our liability shall be limited to liquidated damages in an amount not greater than the fee you paid us. You waive any claim for consequential, exemplary, special or incidental damages or for the loss of the use of the home/building. You acknowledge that the liquidated damages are not a penalty, but that we intend them to (i) reflect the fact that actual damages may be difficult and impractical to ascertain; (ii) allocate risk between us; and (iii) enable us to perform the inspection for the agreed upon fee.
6. We do not perform engineering, architectural, plumbing, or any other job function requiring an occupational license in the jurisdiction where the property is located. If we hold a valid occupational license, we may inform you of this and you may hire us to perform additional functions. Any agreement for such additional services shall be in a separate writing.
7. If you believe you have a claim against us, you agree to provide us with the following: (1) written notification of adverse conditions within seven days of discovery; and (2) immediate access to the premises. Failure to comply with these conditions releases us from liability.
8. You agree that any litigation arising out of this Agreement shall be filed only in the Court having jurisdiction in the County where we have our principal place of business. If you fail to prove any claim against us, you agree to pay all our legal costs, expenses and fees incurred in defending that claim. You agree that any legal action against InterNACHI itself, allegedly arising out of this Agreement or our membership in InterNACHI, must be brought only in the District Court of Boulder County, Colorado. Before bringing any such action, you must provide InterNACHI with 30 days’ written notice of the nature of the claim. In any action against us or InterNACHI, you waive trial by jury.
9. If a court declares any provision of this Agreement invalid, the remaining provisions remain in effect. This Agreement represents our entire agreement; there are no terms or promises other than those set forth herein. No statement or promise by us shall be binding unless reduced to writing and signed by one of our authorized officers. Any modification of this Agreement must be in writing and signed by you and by one of our authorized officers. This Agreement shall be binding upon and enforceable by the parties and their heirs, executors, administrators, successors and assignees. You will have no cause of action against us after one year from the date of the inspection.
10. Payment of the inspection fee (less any deposit noted above) is due when we complete the inspection. You agree to pay all costs and attorney’s fees incurred in collecting the fee owed to us. If the Client is a corporation, LLC, or similar entity, you personally guarantee payment of the fee.
11. If you request a re-inspection, the re-inspection is subject to the terms of this Agreement.
12. You may not assign this Agreement.
13. If a court finds any term of this Agreement ambiguous or that it otherwise requires judicial interpretation, the court shall not construe that term against us by reason of the rule that any ambiguity in a document is construed against the party drafting it. You had the opportunity to consult qualified counsel before signing this Agreement.
14. If there is more than one Client, you are signing on behalf of all of them, and you represent that you are authorized to do so.
I HAVE CAREFULLY READ THIS AGREEMENT. I AGREE TO IT AND ACKNOWLEDGE RECEIVING A COPY OF IT.
_________________________________________________
{{CLIENT_NAME}}
{{CURRENT_DATE}}
