Lansing Home Inspection: Roof Terms Explained

The roof section of a home inspection report can be full of shorthand. In Mid-Michigan, notes about layers, ventilation and ice damage come up often because of the age of many homes and the length of the winters. The terms below explain what those notes usually mean. Your inspector saw the roof; rely on their findings and ask them anything that isn't clear.

Shingles

Granule loss — The mineral coating is wearing off. Some loss is normal; bare patches mean the shingles are near the end of their life.

Curling / cupping — Edges lifting or centers sinking as the asphalt dries out.

Multiple layers — New shingles were put over old ones. It adds weight and hides the deck; a full tear-off is usually needed at replacement.

Flashing and penetrations

Step flashing / counter flashing — Metal pieces that seal where the roof meets a chimney or wall. Loose or missing pieces are common leak points.

Vent boot (pipe collar) — The rubber seal around a plumbing vent. Cracked boots let water in around the pipe.

Exposed fasteners — Nail heads left uncovered. They rust and leak if not sealed.

Winter-related notes

Evidence of ice damming — Stains near the eaves or damage to gutters suggest ice has built up. See ice dams.

Ice and water shield — A self-sealing membrane under the shingles at the eaves and valleys. Inspectors often can't confirm it without lifting shingles.

Attic frost / staining — Moisture marks on the underside of the deck, often from poor ventilation or air leaks. See attic ventilation.

Structure and life

Soft or delaminated decking — Spongy areas underfoot or visible from the attic. Usually repaired during replacement.

Estimated remaining life — The inspector's rough guess. See signs of an aging roof.

How serious is it?

• Monitor: light granule loss, minor algae streaks, a few exposed nails.
• Fix soon: cracked vent boots, loose flashing, attic frost staining, damaged gutters.
• Before closing: active leaks, soft decking, sagging, missing shingles over large areas.

For inspectors and agents

You're welcome to link this page for clients. Related: checking a Michigan roofer's license · roof replacement · older homes and layered roofs