Short answerAsphalt shingle roofs often last around two decades, depending on the shingle, ventilation, and storms. Inspectors flag missing or lifted shingles, granule loss, flashing gaps at chimneys and walls, soft decking, and signs of leaks. A roof near the end of its life is a budget and negotiation item, and government loan appraisers can require repair.
What do inspectors check?
The roof covering from the ground, a ladder, or a drone, plus flashing at chimneys, walls, and vents, gutters, and the attic underside for stains and daylight.
What are the common findings?
- Missing, lifted, or creased shingles after wind.
- Granule loss and curling with age.
- Flashing gaps at chimneys, walls, and plumbing vents.
- Multiple layers of shingles.
- Stains or damp decking in the attic.
How serious is it?
A few damaged shingles is routine repair. Active leaks and a roof at the end of its life are significant, and FHA, VA, and USDA appraisers can require repair or replacement.
What does it cost to fix?
| Item | Planning estimate | Source |
|---|---|---|
| Roof leak repair | $150 to $1,050 | W |
| Flashing repair | $250 to $1,350 | W |
| Roof replacement, asphalt shingle | About $5,600 to $19,400 in Indiana, averaging about $7,400 | P |
Planning estimates, not bids. Local contractors may price differently.
When is a specialist needed?
Active leaks, soft decking, or an inspector's estimate of little remaining life. Get a roofer's written opinion and quote.
If you are selling
Fix cheap safety items before listing, get a quote on anything big, and disclose what you know. What to fix before listing.
If you are buying
Sort the finding into normal for age, negotiate, specialist, or walk away. What to ask the seller to fix.
Frequently asked questions
How does an inspector know the roof's age?
Often they estimate from condition. Receipts, permits, or the disclosure form give a better answer.
Will insurance cover an old roof?
Some insurers limit coverage on older roofs. Call your agent.
Keep reading
Want to know what a buyer's inspector may find before they do?
Book a free pre listing condition walk. I walk the house with you, point out what inspectors and FHA, VA, and USDA appraisers tend to flag, and give you planning ranges so you can decide what to fix, credit, price in, or disclose.
Book a condition walkOr call or text (812) 525-5489, or email john@yourpropertynegotiator.com.
The condition walk is a REALTOR® and contractor evaluation, not a home inspection, and it does not replace one. If you have already signed a listing agreement with another agent, please take these questions to your agent.
Looking at a house and not sure what you are getting into?
Ask for a free Before You Offer review. Send me the listing. I look over the photos, the seller's disclosure, and recent sales, then flag likely condition issues and planning cost ranges before you write an offer.
Request a Before You Offer reviewOr call or text (812) 525-5489, or email john@yourpropertynegotiator.com.
The Before You Offer review is a REALTOR® and contractor review of the listing, not a home inspection. It is for buyers who are not already working with an agent. If you have an agent, please bring these questions to your agent.
Sources
- Wardmark Property Operations pricing, June to September 2026
- This Old House, Cost of a Roof Replacement in Indiana, May 2026
Written by John Long, REALTOR®, 1 Percent Lists Indiana Real Estate. Working contractor who has priced hundreds of home inspection repair requests. Former labor relations negotiator for a major manufacturer and U.S. Coast Guard veteran.
John Long, REALTOR® · 1 Percent Lists Indiana Real Estate · (812) 525-5489 · yourpropertynegotiator.com
This page is general information, not a substitute for a professional home inspection, and not legal, tax, insurance, or lending advice. Ask a real estate attorney about contracts and disclosure, a CPA about taxes, your lender about loan rules, and a licensed inspector or tradesperson about your house. Nothing here guarantees a sale price, net proceeds, repair cost, payment, timeline, appraisal, inspection result, or loan approval. Cost figures are planning estimates, not bids. I own Wardmark Property Operations LLC, a contracting company. You are always free to use any contractor you choose.