For owners, buyers and sellers of Plano's 1970 to 1999 houses

Roof Inspections in Plano, TX

Plano's median house was built in 1993. Whether its roof is original, second or third is the one fact that decides what the next five years cost, and it cannot be read from the driveway. An inspection answers it with photographs.

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Three Reasons People Ask for One

Buying

A general home inspector notes the roof's condition. A roofer says how long it has, what it would cost to fix what is wrong, and whether the attic agrees with the outside.

Selling

Knowing what a buyer's inspector will find, before the house is listed, lets you choose between repairing, pricing it in, or replacing.

Staying

A roof near the end is cheaper to replace on your schedule than after the first ceiling stain. An inspection every few years past year 15 is how you keep that choice.

Roof and attic

What Is Actually Looked At

A proper inspection has two halves, and the second is the one that gets left out.

On the roof: granule loss, cracked or curled shingles, exposed nails, the ridge, every valley.
At each penetration: pipe collars, flue caps, skylight curbs, the flashing where roof meets wall or chimney.
At the edges: drip edge, gutters, and the fascia and soffit behind them.
In the attic: staining on the underside of the decking, daylight where there should be none, damp insulation, and whether air is moving from eave to ridge.

The attic half matters twice in Plano, because the City of Plano's re-roof handout makes the attic part of the city's own final inspection on a permitted re-roof.

Reading the Result by Build Year

The middle column is census data. The right-hand column is arithmetic from the build year, not a survey of roofs, which is the point: only an inspection replaces “probably” with a fact.

House built	Share of Plano housing units	What the roof probably is
1970 to 1979	13.8%	Likely a third roof, or a second that is very old
1980 to 1989	21.6%	Likely a second roof, well into its life
1990 to 1999	28.6%	An original roof at the end, or a fairly recent second
2000 to 2009	17.6%	Often still the original, now 15 to 25 years old

Housing shares: 2019–2023 American Community Survey five-year estimates for the city of Plano.

Inspection Questions

What do I get at the end?

Ask for photographs of everything flagged, a plain statement of remaining life as a range, and a list of repairs in priority order. A verbal summary from the driveway is not an inspection.

Is the inspection the same as the city's inspection?

No. The city inspects permitted re-roof work after it is done. This is a condition check requested by you, before any decision.

Can the siding be looked at on the same visit?

Yes, and on a house of this age it should be. See siding inspection for what that covers.

Want to Know What Is Up There?

Give the build year and whether you are buying, selling or staying.

Call (972) 526-0131 Send the Details