Homeowner's Insurance Inspections
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A roof with any of the following conditions would be unacceptable and would require a major hazard to be marked on the inspection: 3 or more missing shingles/shakes/tiles, very extensive or substandard patching, severe hail damage, extensive lifting/buckling/deteriorating, extensive waviness or appearing uneven/sagging, shingles with significant granular loss, several broken tiles, wood shakes that are splitting, dry, curling up or cupping in multiple areas, any roof with more than 3 layers, and any asphalt shingle roof (also known as composition shingle) that has been installed over a previous wood roof.
Missing Shingles and Dry Rot Evident
Even if the roof has a small area that is severely deteriorated, a major must be marked for the roof as this poses a definite possibility of a claim due to water damage or other exposures.
Water stains on the roof (such as under evaporative coolers or AC units) should not be marked as a condition concern (not even a minor) unless there is deterioration of the roof due to prolonged exposure to water draining from the cooler or AC unit.
Composition Shingles Deteriorated Beyond Useful Life
Even though there is an option in the roof category regarding a snow-covered roof, DO NOT mark a snow-covered roof as a hazard (not even a minor). Minors for this category include, but are not limited to, early signs of damage/lifting/curling, small amounts of patching or less than 3 shingles/shakes/tiles missing.