Included in Every Escrow Inspection

Expert Real Estate
Roof Inspections.

Buying a home in Santa Barbara? You don't need to hire a separate roofer. Our comprehensive escrow inspections include a rigorous, trade-level evaluation of the roof's structural integrity, flashing, and underlayment.

InterNACHI®

Certified Roof Inspector

Santa Barbara Roof Materials

We inspect all common local roofing systems. Each material interacts differently with our coastal climate, and knowing what to look for is half the battle.

Spanish Clay & Concrete Tile

Iconic in the Riviera and Montecito. While tiles last 50+ years, the waterproof tar paper beneath them usually fails at 25-30 years, requiring an expensive "lift and relay."

Architectural Asphalt Shingles

Common throughout Goleta and Carpinteria. We inspect for coastal wind damage, granular loss from sun exposure, and improper nailing that voids warranties.

Flat & Membrane Roofs

Often found on mid-century homes on the Mesa. We look for "alligatoring," blistering, and poor drainage that causes heavy water ponding.

Catching Cheap Flips

Spotting an Undisclosed "Re-Roof"

Sellers often fail to disclose when a "new" roof was simply nailed directly over an old, dead roof to save money. This cheap "overlay" masks underlying rot and adds thousands of pounds of stress to the home. Here is how we catch it.

1. The Eave Profile

We closely inspect the drip edge and roof eaves. The most obvious sign of a cheap overlay is seeing two distinct layers of shingles or underlayment stacked directly on top of each other.

2. Buried Flashings

When contractors cut corners by overlaying a roof, they rarely take the time to replace the original metal flashings. We look for rusted, buried, or heavily caulked step flashings around chimneys and walls.

Attic roof sheathing with multiple nail penetrations

3. The Attic Evidence

The attic never lies. We look at the underside of the roof deck for erratic, excessive nail penetrations from multiple installations, or original "skip sheathing" indicating an old wood-shake roof is buried up top.

California Building Code

What You Need to Know About Re-Roofing in California

If your inspection reveals a failing roof, replacing it in California comes with strict, expensive legal requirements. We help you identify these hurdles before escrow closes.

01. The 2-Layer Maximum

California law strictly prohibits installing a third layer of roofing. If we find two existing layers of shingles on the home, the seller or buyer must pay for a complete tear-off down to the wood deck before a new roof can be installed.

02. Class-A Fire Ratings

Much of Santa Barbara, Montecito, and Goleta sit in High Fire Hazard Severity Zones (WUI). Any new roof must meet strict Class-A fire-resistance standards, meaning cheap materials cannot be used, and non-treated wood shakes are illegal.

03. Title 24 "Cool Roofs"

To meet energy efficiency goals, California Title 24 requires specific roofing materials to have high solar reflectance and thermal emittance. If replacing more than 50% of the roof, the new materials must comply with these state energy codes.

Things To Look Out For

A roof is more than just shingles. Here is what we actively hunt for during your escrow inspection.

Coastal Flashing Corrosion

Homes near the coast are subjected to heavy marine layers. We inspect metal valley flashings, chimney saddles, and drip edges for aggressive rust and galvanic corrosion that allows water to slip underneath the roofing material.

Attic Sheathing & Moisture

A roof inspection isn't just exterior. We enter the attic to check the underside of the structural wood sheathing for active water stains, dry rot, and mold caused by poor ventilation.

Chimneys & Penetrations

We evaluate masonry chimneys for seismic cracking and ensure all plumbing vents, HVAC flues, and skylights are properly sealed against heavy winter rains.

Gutter Systems

Clogged or improperly pitched gutters force water back up under the roof eaves, causing hidden fascia rot. We check the drainage flow.

Tree Overgrowth

Overhanging branches from large Oak or Eucalyptus trees scrape off protective granules and drop debris that rots out valleys.

The "We'll Buy Your Home" Guarantee

We are so confident in our roof and home inspections that we back them with InterNACHI's Ironclad Guarantee. If we miss a covered item, they will buy the home back for the full purchase price.

✓ Valid for 90 Days ✓ Zero Deductible

Roof Inspection FAQs

Common questions about real estate roof inspections in Santa Barbara County.

Do I need to hire a separate roofing contractor for an inspection?

In most cases, no. Our comprehensive escrow home inspections include a rigorous, trade-level evaluation of the roof's structural integrity, underlayment, and flashing. We only recommend secondary roofing contractors if we discover severe, complex defects requiring immediate invasive repair or a formal quote.

How long does a Spanish tile roof last in Santa Barbara?

The clay or concrete tiles themselves can last 50 to 100 years. However, the waterproof underlayment (tar paper) beneath them typically fails after 25 to 30 years due to heat. Once the underlayment fails, the roof must be lifted and relayed.

Will you walk on my clay tile roof?

If walking on historic or fragile clay tiles risks breaking them, we will not walk the surface. Instead, we inspect the roof from the eaves, utilize high-powered optics, and thoroughly inspect the underside of the roof sheathing from inside the attic to ensure nothing is missed without causing damage.

Are multiple layers of roofing allowed in California?

Under the California Building Code, a roof can have a maximum of two layers. If a home already has two layers of roofing, a complete tear-off down to the wood deck is required before a new roof can be installed. This is a critical detail we check during our inspections.

Expert Real Estate Roof Inspections.