The average NM home inspector spends 15 minutes on the roof. On a $500K home. That is why 1 in 4 NM buyers inherits an expensive roof surprise inside 24 months.
The 12-point pre-purchase checklist
1. Age verification (permit records + material weathering) 2. Remaining useful life estimate 3. Every plane walked, valleys and ridges inspected 4. Penetration flashings (pipe boots, vents, HVAC) 5. Chimney counter-flashing and cricket 6. Skylight curbs and gaskets 7. Attic deck moisture (active vs historical) 8. Ventilation NFA math against actual attic size 9. Insulation contact and baffle presence 10. Ice-and-water shield presence (per NM amendments) 11. Prior repair quality — patchwork vs professional 12. Repair-vs-replace determination with cost ranges
What to negotiate
Repair scope goes to seller credit. Full-replacement need at end of useful life goes to price reduction or replacement escrow. Photo evidence is what makes either stick.
The Realtor summary
Every pre-purchase inspection includes a one-page Realtor summary — clean language for the transaction file, without editorial commentary.
Book before your inspection contingency expires
Start at /home-roof-inspection or the pre-purchase package at /book-inspection.