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A roof is two surfaces. The shingles face the weather; the decking and the attic air face the house. Plano's re-roof handout sends the inspector to both, and on a slab-on-grade house, where storage and often the air handler live in the attic, the inside surface deserves the same attention.
The final inspection on a permitted re-roof “includes attic inspection” for vent piping, rafter positioning and proper reinstallation of heating and air vents.
Deteriorated decking or framing is to be replaced as necessary.
Source: City of Plano Building Inspections, “Re-Roof Residential Permit Requirements,” form revised September 16, 2016. Confirm current requirements with the city before work starts.
In plain terms: when a roof is torn off and rebuilt, flue pipes get bumped, bath-fan ducts get knocked off their collars, and a careless crew can leave a furnace vent disconnected inside the attic. The city checks. A homeowner should too, with a flashlight, the day the job finishes.
Rings and streaks on the underside of the plywood or boards, most often around a pipe or along a valley. Old stains are dry and gray; active ones are darker and may feel damp.
From the roof side it is a soft spot. It gets replaced by the sheet, and should be priced that way in the quote.
Blown insulation that has drifted over the soffit vents shuts off intake air. The attic then has exhaust and nothing to feed it.
A bath fan blowing into the attic adds moisture. A flue that has separated is a safety problem and needs attention the same day.
Attic ventilation works when air enters low, at the soffits, and leaves high, at or near the ridge. Exhaust vents without matching intake do little. Two different kinds of exhaust on one roof can work against each other, with one pulling air in through the other.
A re-roof is the one time all of this is open and cheap to correct. Ask the contractor to count the existing intake and exhaust, state what will be there afterward, and write both into the scope. If the soffit panels themselves are damaged or painted shut, that is fascia and soffit work done from the outside.
Partly. The underside is visible from the attic wherever you can reach, and soft spots can be felt from above. The full picture only comes when the old roof is off, which is why a per-sheet price belongs in the quote.
Someone has to give access to the attic hatch, and the path to it should be clear. Ask the contractor when the city's final is scheduled.
Attics in North Texas are hot in summer regardless. The question is whether air is moving. Blocked soffit vents and too little exhaust are the usual causes, and both are fixable.
Describe the stain or the soft spot and where it is. A contractor can look at it from both sides.
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