Those reports really can make a roof sound like it’s on life support, can’t they? I’ve read some where “minor shingle displacement” is written up like the hull’s about to breach. It’s wild how the language can make folks panic—especially if they haven’t crawled around on enough roofs to know what’s just normal wear.
I couldn’t agree more on granule loss. People see those little specks in the gutters and think disaster, but unless you’re seeing those actual bald spots or the mat peeking through, it’s usually just age or a decent hailstorm. I’ve seen a lot of good roofs flagged for “granule loss” when there’s still a decade left in them. Honestly, I’d be more concerned about soft decking or water trails in the attic than a few granules coming loose.
The “possible fastener uplift” thing gets me every time. Midwest storms will pop a nail or two, but that’s just maintenance—not a crisis. I’ve patched dozens of those for folks who were told their whole roof was compromised. It’s frustrating because, yeah, liability makes the inspectors hedge everything, but it doesn’t help homeowners make smart decisions. There’s a difference between “keep an eye on this” and “call your insurance adjuster yesterday.”
One thing I do wish would change: more photos in these reports, with a little context. Like, show the spot, explain if it’s typical for the roof’s age, and suggest what to actually do. That’d cut down the drama a lot. I get why people stare at the ceiling during storms though... I do it myself, even though I know the odds are it’s fine. But if you ever hear dripping, that’s when it’s time to worry—anything else, just keep up with the patches and inspections. Roofs are tougher than people think, especially if you stay on top of the basics.
You nailed it with the “possible fastener uplift” bit—sometimes I wonder if these reports are written for homeowners or for the inspector’s lawyer. I get why they have to cover themselves, but man, a popped nail or two after a windy week in the Midwest is just Tuesday. I’ve seen folks get quoted for full tear-offs when all they needed was a handful of nails and a tube of sealant.
The granule loss thing cracks me up too. If I had a dollar for every time someone panicked over a few granules in the gutter, I’d probably be able to retire early. Unless you’re seeing those shiny bald spots or the fiberglass mat, it’s just normal aging—or maybe your roof took a hail hit, like you said. I always tell people: check your attic for stains or soft spots before you start worrying about what’s in the downspout.
Photos would help a ton, but even then, context is everything. Is that shingle edge curling because it’s 18 years old, or did a raccoon try to redecorate? Without that info, it’s just guesswork. Roofs are tougher than most folks think... unless you hear dripping, you’re probably okay.
“I’ve seen folks get quoted for full tear-offs when all they needed was a handful of nails and a tube of sealant.”
That hits close to home. Last spring, I got called out after a home inspector flagged “multiple fastener failures” and “advanced granule loss” on a 12-year-old architectural shingle roof. The homeowner was in full panic mode, convinced she needed a new roof because the report made it sound like the thing was about to collapse. Turned out, there were maybe three popped nails—probably from the windstorm the week before—and some granules in the gutter from a recent rain. No leaks, decking solid, attic bone dry.
I get why inspectors have to be cautious, but sometimes the language makes it sound way worse than it is. Like you said, unless you’re seeing bald spots or water stains inside, most of this stuff is just normal wear and tear. Midwest roofs take a beating, but they’re built for it.
Funny thing is, I’ve seen more damage from squirrels chewing on vents than from “uplift.” Context really is everything.
“The homeowner was in full panic mode, convinced she needed a new roof because the report made it sound like the thing was about to collapse.”
Seen this too many times. Had a duplex where the inspector flagged “possible structural compromise” over a couple of loose ridge cap shingles. Owner was ready to shell out for a full replacement. Ended up being a $200 fix—just some nails and a bit of caulk. Reports can be helpful, but the wording sometimes just ramps up the anxiety for no reason. Squirrels, though...those little guys have done more damage to my properties than any windstorm.
Yeah, I’ve seen reports like that—sometimes the language is so dramatic it’s hard not to panic. I always tell folks to look for specifics: is it just a few loose shingles, or is there actual sagging or water intrusion? Quick fixes like sealing or re-nailing can go a long way. And squirrels...honestly, I’ve had to patch more holes from those guys than from hail. If you’re worried about long-term damage, maybe consider a metal drip edge or even some eco-friendly deterrents.
