You found the house.

The neighbourhood works.

The kitchen looks great.

Then the inspection report says:

“Roof appears older.”

Now what?

An older roof does not automatically make a home a bad purchase.

But it should change the questions you ask before closing.

CMHC’s homebuying guidance recommends a professional home inspection and includes the roof, exterior walls, attic, insulation, ventilation, and drainage among the areas that should be visually assessed.

Here are eight roofing questions worth answering.

1. How Old Is the Roof?

Ask the seller for:

• Installation date
• Invoice
• Contractor information
• Shingle manufacturer
• Warranty documents
• Repair history

If nobody knows when the roof was installed, assume you need more information—not immediately that it needs replacement.

2. What Does the Roof Actually Look Like?

A roof’s condition matters more than a birthday alone.

Look for:

• Missing shingles
• Curling
• Cracking
• Excessive granule loss
• Sagging
• Uneven roof lines

CMHC maintenance guidance identifies damaged roofing, popped nails, loose flashing, and structural sags as conditions that deserve attention.

3. Has It Ever Leaked?

Ask directly.

Past leakage does not automatically mean the roof is currently defective.

But you want to know:

• Where did it leak?
• What caused it?
• What was repaired?
• Has it returned?

4. What Does the Attic Show?

The attic can sometimes reveal things the exterior cannot.

Look for:

• Water staining
• Damp insulation
• Musty smells
• Dark roof decking
• Signs of condensation

A standard home inspection should include accessible attic areas and ventilation.

5. How Is the Flashing?

Some roofing problems begin around transitions rather than the shingles themselves.

Check areas around:

• Chimneys
• Valleys
• Walls
• Skylights
• Roof penetrations

6. Are There Granules in the Gutters?

Some granule loss is normal throughout the life of asphalt shingles.

Heavy loss combined with visibly bare or deteriorated areas deserves closer assessment.

Do not make the replacement decision from the gutter alone.

7. Has the Roof Experienced Major Storms?

Ask whether the home has had:

• Hail damage
• Wind damage
• Fallen branches
• Insurance repairs

Understanding previous exposure gives you better context for what you are seeing today.

8. Get a Roofing Opinion When the Home Inspection Raises Questions

A general home inspector gives you a broad property assessment.

If the report identifies a specific roofing concern, a roofing professional can evaluate the system in more detail.

CMHC’s guidance notes that inspectors may recommend further evaluation when they identify issues beyond the scope of a general inspection.

Old Does Not Automatically Mean Failed

This distinction matters.

An older asphalt roof may need:

• No immediate work
• Localized repair
• Preventive maintenance
• Preservation
• Replacement

NanoTech provides roofing inspections, repairs, replacements, and roof-preservation services rather than treating every aging roof as an automatic tear-off.

Don’t Negotiate Around a Guess.

Before you reduce your offer by the cost of a brand-new roof—or walk away from a good house—find out what the roof actually needs.

Buying a Southern Ontario home with an older asphalt roof? NanoTech Exteriors can provide a focused roof assessment to help you understand its condition before making a major decision.