Those PDFs can definitely be over the top sometimes. I’ve seen reports where a little lichen gets circled like it’s radioactive. Not saying you should ignore stuff, but a lot of inspectors are just covering themselves—if they don’t mark every spot, someone might come back at them later.
I always tell folks to look for patterns: isolated moss or a single cracked shingle isn’t usually a crisis, but if you’re seeing granule loss across whole sections or soft spots underfoot, that’s when it’s time to worry. Photos help, but nothing beats actually seeing the roof up close. I’ve had clients panic over “evidence of moisture intrusion” that turned out to be old leaf stains.
If you’re not comfortable climbing up there, getting a second set of eyes from someone who doesn’t have skin in the game is smart. And yeah, sometimes moss is just... moss. It’s more about keeping gutters clear and watching for real leaks than freaking out over every green patch.
That PDF style sounds familiar—mine had arrows and red boxes everywhere, like I was about to star in a disaster movie. I get why they do it, but it’s hard not to feel like your roof is one gust away from collapse.
Here’s what I did when I got mine: First, I went outside and just looked at the roof from the ground. If you can see obvious missing shingles or sagging, that’s one thing, but most of the stuff in my report was tiny patches of moss and a couple cracked shingles. Next, I checked inside the attic for any signs of leaks or water stains. Nothing there either.
I ended up calling a roofer my neighbor trusts for a second look. He basically said half the stuff in the report was “normal wear” and not urgent. The only thing he suggested was clearing out the gutters and keeping an eye on a small area where granules were thin.
I’d say don’t panic over every highlighted spot. If you’re not sure, get someone else to check it out—ideally someone who isn’t trying to sell you a new roof. Those reports are useful, but sometimes they make a mountain out of a molehill.
Those PDFs are wild, right? Mine looked like a crime scene analysis—arrows, circles, the works. I’ve owned three houses now, and every single “urgent” report has turned out to be mostly cosmetic stuff or regular aging. Not saying you should ignore it, but I’ve learned not to lose sleep unless there’s real evidence—leaks, daylight in the attic, or shingles actually missing. Half the time, the guy with the clipboard just wants to upsell you. Trust your gut and get a second pair of eyes if you’re worried.
Trust your gut and get a second pair of eyes if you’re worried.
Can’t tell you how many times I’ve seen reports flagged “urgent” for moss or a couple cracked tabs. Unless you’re seeing water stains or missing shingles, it’s usually not a five-alarm fire. Still, I always recommend checking the attic for leaks after a big rain—beats relying on just the PDF.
Still, I always recommend checking the attic for leaks after a big rain—beats relying on just the PDF.
That’s the move, honestly. I had a “high priority” inspection once that made it sound like my roof was about to cave in, but when I crawled up there, it was just some moss and a couple of cracked shingles. No water stains, no daylight peeking through. The inspector’s PDF had all these thermal images and arrows, but it felt like overkill for what was basically cosmetic stuff.
I’m in the Pacific Northwest, so moss is just part of life. I do keep an eye out after heavy storms, though. Last winter, I actually found a tiny drip in the attic—nothing showed up on the inspection report, but my old insulation gave it away. Quick patch job and it was fine.
Guess my point is, those reports can be helpful, but nothing beats poking around yourself, especially if you know what your roof’s been through. PDFs don’t catch everything, and sometimes they make mountains out of molehills.
