Nailing Down Roof Age: Finally Got My Policy Approved After a Headache

- Really appreciate the reminder about checking the wood under old fastener holes. I almost missed a soft spot near my vent pipe last month—looked fine until I poked at it and my screwdriver went right in. Ended up patching with epoxy like you mentioned, and it feels way more solid now.

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“Most people don’t brag about replacing fasteners or scrubbing off moss, but those are the jobs that keep everything together.”

- I’m still learning what to look for from the ground. Noticed a weird dip along one edge after a storm, which turned out to be a loose gutter—not the roof itself, but still something I wouldn’t have caught if I wasn’t paying attention.

- The “walk-around after heavy rain” tip is gold. I started doing that and found a small leak before it got into the attic insulation.

- It’s definitely not glamorous, but catching these things early feels like a win. Makes me feel less overwhelmed as a first-timer. Thanks for sharing your experience—it helps knowing I’m not overthinking all the little stuff.

I get why folks are all about the “walk-around after rain” thing, but honestly, I’m not convinced it’s always that helpful—at least not for everyone. Maybe it’s just my place (low-pitch roof, lots of overhangs), but I’ve done the walk-around after a downpour and still missed a leak that only showed up as a stain on my bedroom ceiling a week later. Water seems to find the weirdest paths, and sometimes you don’t spot anything obvious from the outside.

I’m also a little skeptical about patching with epoxy long-term. I tried it on a soft spot near my chimney last fall. Felt solid at first, but by spring, the area was spongy again. Ended up replacing a chunk of decking anyway. Maybe it works better in some climates? I’m in the PNW, so moisture is relentless.

Not saying these checks aren’t worth doing—they definitely help—but I guess I’m learning that sometimes you can do everything “right” and still get surprised. Makes me wonder how much is just luck versus maintenance.

I hear you on the walk-around not always catching everything. I manage a few older duplexes here in the Willamette Valley, and honestly, I’ve had similar moments where I thought I was on top of things—checked after a storm, didn’t see a thing, then a week later there’s a brown ring on the ceiling. Drives me nuts. Water just doesn’t play by the rules.

But I will say, over the years, those walk-arounds have saved me from bigger headaches more than once. One time, I spotted a shingle that had slipped just enough to expose the underlayment—barely noticeable unless you were looking for it. Fixed it quick and avoided what could’ve been a much bigger leak. I guess my take is, it’s not foolproof, but it’s still worth doing, especially with these unpredictable PNW storms.

About epoxy patches—I’m with you there. Tried it on a flat roof section above a laundry room, and it looked solid for a few months. By spring, the patch was bubbling and soft again. Ended up calling in a roofer to replace that whole section. Maybe it holds up better in drier climates, but here, moisture just finds its way in no matter what. I’ve started budgeting for partial replacements instead of patching, at least for the worst spots.

Luck definitely plays a part, but I think regular checks still tip the odds in your favor. Even if you can’t catch every sneaky leak, you’re more likely to spot the obvious stuff before it turns into a disaster. Still, sometimes it feels like you’re just playing whack-a-mole with these old roofs... especially with all the overhangs and weird angles.

Curious if anyone’s tried those moisture sensors you stick in the attic? I’ve been tempted, but not sure if they’re worth the hassle or just another gadget that’ll beep at 2am for no reason.

I get where you’re coming from on the walk-arounds, but honestly, I’ve found that unless you’re up there during or right after a heavy rain, a lot of stuff just gets missed. I tried those stick-in moisture sensors last year—mixed results. They caught one slow drip under a vent, but also gave me a couple false alarms when humidity spiked in the attic. Not perfect, but better than nothing if you’re juggling multiple properties. Still, nothing beats actually crawling around up there with a flashlight when you suspect something’s off.

Yeah, those moisture sensors are a bit of a mixed bag. I tried a couple of the cheap ones from Amazon when I moved in last fall—one started beeping like crazy during a humid spell, and another just sat there doing nothing while my bathroom fan was leaking into the attic. Pretty much had to trust my own eyes in the end.

I get why people like gadgets, especially if they’re managing rentals or aren’t around much. But for me, actually going up there with a flashlight after a rain has caught more issues than any sensor. Found a small patch of wet insulation near the chimney last month, right before it could turn into something worse. Not fun crawling around in that itchy stuff, but beats missing a slow leak.

One thing I do now is keep an old towel tucked under any spot that’s ever looked suspicious—makes it easier to tell if water’s coming through again. Not high-tech, but it works.

Insurance companies can be picky about “roof age,” but honestly, half the time the leaks I’ve found have nothing to do with how old the shingles are. It’s always some flashing or vent boot that’s cracked or shifted. My place has asphalt shingles (about 15 years old), and the inspector basically shrugged as long as there weren’t obvious bald spots or curling.

If you’re dealing with multiple properties, maybe those sensors are worth it as an early warning, but I wouldn’t trust them alone. For anyone else reading this—if you’ve got an older roof and you’re not sure about it, crawl up there after a storm if you can. The peace of mind is worth it.

And yeah, insurance headaches... had to dig up an old inspection report just to prove my roof wasn’t ancient when I switched carriers last year. Apparently “looks fine from the street” doesn’t cut it anymore.