Purchasing a home is one of the largest investments most people will ever make—particularly for first-time buyers. While the pace of the housing market has cooled slightly, the need for thorough inspections has not. The roof plays a vital role in protecting the home, yet many roofing issues aren’t obvious during a standard walk-through.
While it's up to the buyer whether or not they are comfortable not knowing the full picture, we always recommend doing a little extra work to understand the true condition of any roof prior to purchase. After all, your roof protects all your valuables inside the home.
Understanding what to ask—and when to ask it—can provide clarity, confidence, and long-term peace of mind. To help you get started, we've compiled the questions we feel are most critical. Please read on, and never hesitate to contact us if you spot something concerning during your inspection.
Knowing what materials a roof is made of not only helps you estimate its remaining lifespan but also gives clues about maintenance needs, durability, energy performance, and potential future costs. Every roofing system has a different life expectancy, and in Arizona’s desert climate—where extreme heat, monsoon rains, and UV exposure take a toll—those differences are amplified.
Here’s a quick overview of common roofing materials you might encounter and what they typically mean for longevity and upkeep:
Asphalt Shingles
These are among the most common residential roofing materials. In Arizona, asphalt shingles usually last 25–50 years on average, depending on quality of the materials and whether the roof was maintained properly of it’s lifetime. Architectural shingles tend to outlast basic 3-tab styles. Regular inspections, debris removal, and prompt repairs help extend the life of asphalt shingles.
Tile Roofs (Clay, Concrete, Sandcast)
Tile roofs are especially popular in Arizona because of their durability and ability to withstand high temperatures. The tiles themselves can last 50 years or more—with some clay tiles exceeding 75–80 years—making them one of the longest-lasting options. However, the underlayment beneath the tiles (the actual waterproof barrier) often needs replacing every 15–30+ years, so it’s important to know both the tile age and underlayment condition. Underlayment isn’t easy to assess without tile removal, so a professional inspection is always best when assessing the condition of tile roofs especially.
Metal Roofing
Metal roofs can be an excellent long-lasting choice, often 50+ years with minimal maintenance. They reflect heat well, are fire resistant, and can be more energy-efficient than asphalt. However, they tend to cost more upfront and may have unique considerations depending on the metal type and the care it has received over its lifetime.
Foam Roofs
Mostly used on flat or low-slope roofs, spray-applied foam roofing is lightweight and insulates the home extremely well - a quality that makes them a popular choice in Arizona. With proper care and maintenance, foam roofs can also reach 50+ years of service life—but they may require periodic recoating or care to preserve that lifespan.
Other Materials
There are other types (e.g., wood shakes, specialty materials), but in Arizona they’re far less common - usually due to lack of performance and durability in extreme heat. As such, they may require extra maintenance to perform well here in our extreme climate. For these reasons we’ll avoid focusing on them here.
Underlayment Matters
We touched on this earlier, but it’s worth emphasizing that the material beneath the shingles, tiles, or panels is often the roof’s true waterproofing layer. Traditional asphalt-saturated felt underlayment, still common on older homes, typically lasts 10–20 years in Arizona’s extreme heat. Newer synthetic underlayments are more durable and heat-resistant, with typical lifespans of 20–30 years or more, while premium rubberized or peel-and-stick underlayments—often used under tile roofs—can last 30–40+ years when properly installed.
Because underlayment isn’t visible from the ground, two roofs that look identical can have very different remaining service lives depending on what’s underneath. Understanding both the surface material and the underlayment helps buyers better estimate future maintenance or replacement costs and decide whether roof work may need to be addressed—or negotiated—before closing.
As we mentioned in point #1 above, different roofs have different expected lifetimes. If the house you're interested in has an asphalt shingle roof that hasn't been replaced in 20 years, it's probably at the end of its life and will soon need replacement. If it was just replaced a few years ago, chances are it is in decent shape still and will need minimal maintenance in the near term.
Perhaps it’s a clay tile roof that has seen 25 Arizona summers and the clay tiles themselves look to be in great shape. How about the underlayment? Has it ever been replaced or inspected? Remember, clay tiles can last for decades, but the underlayment has a much shorter lifespan, depending on material.
Understandably, many new homeowners are hesitant to factor in the cost of a roof replacement after purchasing a home. Ultimately, it’s up to the buyer to decide whether they’re comfortable taking on that expense—along with the risk of not fully knowing the roof’s condition or what issues may be lurking beneath the visible surface. Being informed about where a roof is in its overall lifespan, from the top layer down, can help you decide whether that risk is one you’re willing to accept.
While roofing materials can reveal a lot about a roof’s potential lifespan, they don’t tell the whole story. Installation quality and workmanship play an equally important role in how a roof performs over time. Knowing who installed the roof—and whether that company is still in business—can offer valuable insight into the overall quality of the work and whether any workmanship or material warranties may still apply. We recommend asking the seller who installed the roof, researching that company’s reputation, and confirming they’re still operating before moving forward.
Even if a roof hasn’t been fully replaced, it may have undergone repairs over time. Like any roofing work, the quality of those repairs can vary widely. Some fixes are professionally executed and extend the life of the roof, while others—especially last-minute, pre-sale repairs—may prioritize speed and cost over long-term performance. Mismatched materials, inconsistent sealing, or repeated repairs in the same area can all be signs of underlying issues.
A trained roofing professional can often distinguish between a well-done repair and a temporary patch that may fail prematurely. Identifying past repair work and understanding why it was needed is another strong reason to include a dedicated roofing inspection before purchasing a home, helping buyers avoid surprises shortly after move-in.
Most roofs come with both a manufacturer warranty and a workmanship warranty from the contractor who installed the roof. The manufacturer warranty typically covers defects in the roofing materials themselves — things like premature failure of shingles, underlayment issues, or other product defects. The workmanship warranty, on the other hand, covers problems that arise from how the roof was installed, such as leaks or poorly sealed penetrations.
If a roof is still covered under either of these warranties it can save you significant time and money down the road if a defect is discovered. Warranties vary widely in both length and scope, and not all warranties are created equal. A roof with only the minimum required coverage may leave you responsible for costly repairs that would have been covered under a more robust plan.
For example, many reputable roofing contractors in Arizona offer workmanship warranties that far exceed the state minimums, providing longer protection against installation-related issues. Checking the details — including what’s covered, how long coverage lasts, and whether the warranty is transferable to a new owner — helps you understand the level of protection you’re getting and avoid unexpected expenses later.
Ask the seller for documentation of any existing warranties, and don’t hesitate to contact the roofing company directly for clarification for coverage and transferability. Knowing the warranty status before you buy gives you added confidence and can be a useful negotiating point if coverage is limited or nearing expiration.
Read more: Understanding the Importance of Roofing Warranties
If it’s been years since the roof was evaluated by a professional, there could be hidden issues waiting for the next storm or heat cycle to reveal themselves. A roof inspection is more than a quick look from the ground — it’s a detailed assessment performed by a licensed roofing professional who checks everything from the roofing materials and underlayment to flashing, sealants, attic ventilation, and signs of moisture or wear that aren’t visible to the untrained eye.
While your home inspector will typically include a roof check as part of a general inspection, many are not roofing specialists and may miss subtle but important signs of deterioration — like early underlayment breakdown, improperly sealed penetrations, or flashing that’s reached the end of its useful life. A specialized roofing inspection fills that gap and helps you understand the full picture of a roof’s health and remaining lifespan.
Routine professional inspections can catch minor issues before they escalate into costly repairs or failures, helping protect your investment and giving you confidence in your purchase decision. Many roofing contractors, including some local to Arizona, offer free or no-cost roof evaluations that include a detailed report with photos and recommendations. Scheduling one when you’re considering a home can be one of the smartest decisions you make in the buying process.
Read more: Roof Inspections Explained: Costs, Timing, and What Every Homeowner Should Know
Buying a home is a major milestone, and your roof plays a critical role in protecting that major investment and ensuring that your new home is a positive experience. While some roofing issues are easy to spot, many of the most costly problems remain hidden until extreme heat, monsoon storms, or time expose their dangers. Asking the right questions—and getting clear, professional answers—can give you confidence in your purchase and help you avoid surprises after move-in.
If you’re considering a home in Arizona and want a clear, honest assessment of the roof’s condition, our team is here to help. Schedule a professional roof inspection today to better understand what you’re buying, protect your investment, and move forward with peace of mind.