If the roof is cedar and properly installed it should last 50 years or more.
Oh wow.
But those two conditions make a lot of difference. Old cedar roofs were laid on "skip sheathing" meaning a series of horizontal battens nailed to the rafters having centers approximately the same distance as the length of the shingle exposure this was done to save wood of course but it also helped with air circulation and venting. If cedar shingles are nailed to plywood underlayment with roofing felt, they do not last so long.
So I assume this is something I should ask the inspector to check out?
Truth be told, I'm okay with replacing the roof. I know it can be pricey, but for some reason I'm okay with it... maybe b/c I know my current home needs a new roof so I prepared myself for this expense.
Also check to make sure there is only one layer of shingles. This is hard to do at the drip edge (closest edge to the ground) because there always is a starter layer. So it looks like 2 or more layers. It's best to check at the roof edge along the gable (pointed end). If you see 4 layers of shingles at any one spot you have two roofs, one laid over the other. This is not necessarily a bad thing. But most building codes do not allow a third layer (too much weight for the roof structure) so if it goes bad you have to tear-off to the decking which adds to the cost.
Ohhh, that's great advice. I will certainly check this out! Thanks.
Cedar roofs are great, they're different than asphalt or fiberglas shingles though. Personally if I had to put a new roof on (which I did myself 4 years ago) I would put architectural shingles on and I'd get the best I could afford (45 year at least).
I might be asking for your opinion when it comes time to do my roof... assuming I get this house. I know that longer lasting stuff gets real pricey but it's worth it.
But if they're not leaking you might have no trouble. How is the attic vented? Gable vents? Small windows at either gable end up high, near the peak. Venting the attic is important because lots of heat builds up in the summer and can cause the cedar to cup and break down.
I honestly don't know... I'll have to look into this too.
As for the inspection being only on the inside of the house, I have never heard of that. The mortage company has an interest in the inspection because they want to be certain the collateral value of the property equals or exceeds the amount of the loan, you have an interest because you want to know any hidden problems before you buy. I'd ask whoever does the inspection to check the roof and gutters and venting.
I agree... I could have totally misinterpretted what the realtor told me too. In her email to me she said this:
Full Home Inspection $450-$500 (these are just interior of the construction, major workings, etc.)
That led me to believe the roof wasn't included.