If you think roof leaks are only a problem if you live in a climate with frequent rain, think again. While roofing problems

are obviously most often caused or exacerbated by rain, there are other just as insidious, but lesser-known, sources that contribute to roof leak issues. Whether you’ve got a new home or an older one, most roof shingles, on average, can go 15 years without needing repair—but that doesn’t mean you should set the alarm for a decade and a half and forget about it. A roof can get in bad shape well before the 15-year mark, and the longer you wait to repair it, the more expensive the repair will likely be.

To keep repair costs as minimal as possible, be aware of some problems that can cause serious roof leaks, and stop them at the source whenever possible to prolong your roof’s life. If you aren’t experienced with home repairs, it’s a good idea—for safety’s sake—to call in a professional home inspector to assess the damage, and a trusted repairperson to fix it correctly. And if you’re in the home buying or selling process and a home inspector is required anyway, choose a professionally trained inspector who knows the importance of checking for all of the following problems, which can contribute to leaks:

1. Incorrect shingle installation. Don’t rely on looks alone; even the strongest shingles won’t stand up to rain if they’re not properly installed. Improper joint locations and a lack of underlay are two issues that are particularly hard to see, but can be extremely problematic.

2. Structural sagging. A sagging roof structure is often the result of moisture retention, and nearly always foreshadows, or coincides with, a leak issue.

3. Water “ponding.” Clogged roof drains and indented areas on flat roofs can cause water pooling—which is basically a leak waiting to happen.

4. Damaged nails. Even on shingles that have been expertly installed, nails are the first thing to show wear. Corroding nails leave microscopic holes that invite water in.

5. Improperly hung gutters. Gutter placement is critical, and if you’re in an area with strong wind, just a tiny shift can tamper with the gutter system and divert rain—meant for the gutter—onto the roof.

6. Moss. You might think it’s just an aesthetic problem, but as moss gathers, it retains more and more moisture that you might not be able to see—until it starts dripping into the attic.

7. Insufficient insulation. The roof might look great on the outside, but if it’s not properly insulated underneath, you’re in trouble. Pre-1980s homes, in particular, may not have an adequate vapor barrier; if they don’t, a replacement is warranted—surface patching and minor repairs will just amount to wasted money.

8. A deteriorating chimney. Whether its cracks, eroded joints or a decaying cap, the chimney has plenty of inroads for moisture and water. Don’t discount the chimney; sometimes it might need all the repairs, when the roof might be just fine.

9. Evidence of badly-done past repairs. From improper plastering to inadequately plugged-up holes, any past repairs that look like they’re DIY are probably not up to code, and are just a stopgap measure. Don’t look to them to provide any leak protection in the future. Have a professional inspector evaluate these half-hearted fixes, and suggest ways to re-do them properly, to prolong the roof’s life.

10. Don’t forget the attic. Leaks into the attic aren’t just a problem; but so are leaks originating in the attic. One of the most important precautions: Don’t terminate any vent or exhaust pipes in the attic.

Courtesy of RISMedia & Pillar to Post Professional Home Inspections.

Once you find the perfect house for you, it’s time to make an offer. It’s important to understand what’s

 included in a purchase offer because if it’s accepted, it’s a binding, legal contract. So, know what you’re signing! And don’t be discouraged if the seller comes back with a counter offer. Negotiation is a normal part of the process.

A standard purchase offer will include: 

The full names of both the buyer and the seller.

The address of the property. A legal description of the property usually will be attached.

The price you’re offering to pay for the house. If you offer less than the listing price, this usually is a starting point for negotiation. The seller may come back to you with a different amount. That’s called a counter offer.

Response time. You will list a date and time by which the seller needs to respond to your offer.

Earnest money. This is basically a deposit; it shows that you’re serious about wanting to buy the house. It’s different from a down payment, which is paid at the closing. Earnest money is held in the real estate agent’s or attorney’s account until the deal closes. If the deal doesn’t close, you’ll get it back or forfeit it, depending on the reason it didn’t work out.

Information and time limit on financing. This will state how you plan to pay for the house. If you need financing, there’s a time limit for you to obtain a loan.

Right of inspection and request for repairs. This requires the seller to make the house available for an inspection and asks them to make necessary repairs, usually to a particular dollar amount or percentage of the sale price. Even if a house is being sold as-is, you can demand an inspection. If it turns up a problem you’re not willing to take on, you can back out without losing your earnest money.

The date for closing and possession of the property. This is the date by which the transaction needs to be completed, and the date that you can move into the house.
Closing costs. This section will cover each party’s obligations for paying costs associated with the sale, such as the fee for the home inspection, the appraisal and the lender’s fees.

Final walk-through before closing. This provision gives you one last chance to inspect the house for problems before you sign the papers to close the deal.

Contingencies. Contingencies are situations that would need to happen before you can buy the house, such as selling your house, the house passing inspection or obtaining an acceptable appraisal.

Items to stay with the property.  These are things you’d like the seller to leave in the house for you. It usually includes major appliances, but could also include certain pieces of furniture, window coverings or lawn equipment.

Oh, and one last thing. Don’t forget to sign the offer! Contracts aren’t valid until all parties have signed them.

Here are some basic tips to make choosing homeowners’ insurance an easier task:

1. Get past the advertising fluff. When selling your home and buying a new one, your mailbox becomes a sieve of solicitations—and one of the front-line offenders are homeowners’ insurance companies. Our quick scan of the latest bunch of mailings reveals quite a few boasting fancy packaging and idealistic images of beautiful homes with magazine-ready design schemes. They’re often printed on pricey paper stock and feature florid writing poetically telling you how they can help you protect your home and all the prized possessions it contains, better than any other company can. Just because a company has the advertising budget for big mailings, doesn’t necessarily mean it’s the best. It’s quite possible that you might do just fine with a company that sends you a mailing—but you might do even better with another company that never sends solicitation mailings. The boil-down is this: don’t just go with the first thing you see, even if it seems good.

2. Consult your state’s resources. Choosing from a huge array of large national insurance companies can be daunting; that’s why it’s a good idea to start in your state. Your state will likely have an insurance, consumer advocacy or chamber of commerce website offering homeowner’s insurance tips. The benefit to a state site is that it gives you a good idea as to what your insurance covers given your particular state’s weather conditions and home wear and zoning issues. These sites also give information on important state codes; it’s critical to check that the company you’re researching understands these codes extremely well. Finally, many state sites list consumer complaints against particular companies from residents in your state.

3. Make sure the coverage is not only extensive, but appropriate for you. A homeowner may come across a potential company with a good service record and reputation, but that doesn’t mean its ideal for them. Look at the details of what the company focuses on. If a company looks great overall, but they emphasize snow and ice damage in all their marketing materials, it’s not going to be right for you if you live in Southeastern Virginia—no matter how great a company it is. Make sure the company’s strong points match the needs of your particular home and geographical area.

4. Familiarize yourself with the claim process. The insurance company might advertise the fact that you can make frequent claims for repairs, but many companies hike up your premium if you frequently file small claims. This isn’t necessarily unethical, as it’s often stated in the fine print, but it could definitely hurt your wallet; that’s why it’s smart to ask up front how both routine/small and catastrophic claims might affect premiums. At the most, asking will ultimately save you money, i.e., you can do a small repair yourself instead of filing a claim for it, and ultimately the money you spend on the repair might be less than the premium hike.

5. Know the condition of your home. It’s impossible to effectively choose homeowners’ insurance unless you know the condition of your home inside and out. For instance, if you have a roof that’s prone to leakiness and not in the best shape, you’ll obviously want to avoid a policy that doesn’t cover this sort of thing. The best way to learn about issues in your home is to get a home inspection of your new home by a certified, reputable home inspector. The home inspector will examine your new home for any potential faults and issues to watch for; this is incredibly powerful ammunition in choosing the right homeowners’ insurance, and can save a lot of money in the event anything goes wrong and you find yourself in the claim-filing process.

Be sure to ask your friends and relatives for recommendations and use your REALTOR(R) as a resource.