Those color codes on inspection reports can be more confusing than helpful sometimes. I get why they use them, but honestly, I’ve seen “green” flagged spots with hidden rot under the decking, and “red” that turned out to be nothing but a little dust. It all depends on who’s doing the inspection and how thorough they’re being.
About underlayment—yeah, it’s sneaky, but I wouldn’t say you always have to crawl around to spot trouble. Sometimes you can catch early signs just by checking for musty smells or uneven temps in the attic. Not foolproof, but it’s saved me from a few surprises.
Flashing gaps are a pain, no argument there. But I’d argue nail pops are just as bad, especially on older roofs where the wood’s dried out. Had a client with a 15-year-old shingle roof—looked fine from the street, but inside, every other rafter had water stains from popped nails. Sometimes what you don’t see is what gets you...
Those color codes are a double-edged sword, no doubt. They’re supposed to make things clearer at a glance, but in reality, I’ve seen “green” spots get overlooked for years, only to turn into major headaches later. It’s true what you said—it really does come down to the inspector’s experience and attention to detail. Some folks just check boxes, while others actually poke around and get their hands dirty.
I agree about the underlayment being sneaky, though I think you’re spot on that sometimes your nose is the best tool you have. I’ve caught more than one early leak just by noticing that weird earthy smell in the attic, especially after a rainstorm. Temperature differences can be subtle, but if you walk up there on a cold morning and feel a draft where there shouldn’t be one, that’s usually a red flag for me.
On flashing gaps versus nail pops—honestly, both are troublemakers in their own way. I’d say flashing gets more attention because it’s easier to see from outside, but nail pops are like silent assassins. Had a similar situation on my neighbor’s place last year: shingles looked fine, but the plywood underneath was starting to delaminate from water sneaking in around old nails. We only found out because she had an energy audit done and they spotted the stains with an infrared camera.
One thing I’d add—if you’re leaning toward any repairs or even a replacement down the line, looking into more sustainable materials might be worth it. Some of the new green underlayments do a better job resisting moisture and are less prone to those hidden issues. Not saying it solves everything, but it gives some peace of mind knowing you’re not just patching over old problems.
Color codes or not, nothing beats getting up close and personal with your roof once in a while. Even if it means crawling around with a flashlight...
Had a call last summer where the report was all green except for one tiny yellow box about “minor fastener exposure.” Owner figured it was nothing, but I got up there and sure enough, a nail pop had just started letting water in. You could barely see the stain inside, but it was enough to start warping the sheathing. That’s the thing—color codes look neat on paper, but nothing beats actually poking around. Sometimes you gotta trust your nose or just that weird feeling something’s off.
That’s the thing—color codes look neat on paper, but nothing beats actually poking around. Sometimes you gotta trust your nose or just that weird feeling something’s off.
This is exactly why I get a bit skeptical when folks rely too much on those digital reports. They’re slick, sure, but unless someone’s actually crawling up there and checking for soft spots or loose flashing, you can miss stuff. I’ve seen “green” roofs with hidden rot under the shingles because the inspector never lifted a single tab. Out of curiosity, did your report have photos with it, or just the color-coded summary? I’ve noticed some companies are skipping detailed pics now and it drives me nuts.
What’s everyone’s take on using moisture meters during inspections? I’ve caught a few leaks early that way, but sometimes the readings are all over the place depending on the weather. Ever had a false positive from condensation or dew?
What’s everyone’s take on using moisture meters during inspections? I’ve caught a few leaks early that way, but sometimes the readings are all over the place depending on the weather. Ever had a false positive from condensation or dew?
I’ve had mixed luck with moisture meters, honestly. They’re handy for peace of mind, but yeah—humidity in my area (Midwest) throws them off. I once panicked over a “wet” reading, only to realize it was just morning dew under the shingles. For me, nothing beats actually lifting tabs and poking around. Digital reports are fine, but if there aren’t photos or hands-on checks, I don’t trust ‘em with my wallet.
