Listing note
A short note for the seller to share at listing, covering the covering, flashing, drainage and attic.
Serving Washington County
Roof Condition Note for a Home Sale in Hillsboro, OR
A dated written note of a roof's condition for a property listed in Hillsboro or the towns around it, prepared before buyers start asking.
- Roof repair and full replacement
- Moss, wet-season leaks and wind damage
- Pitched roofs across Washington County
Get a fast quote
Fastest: call (833) 751-2102. Or send this and we call you back.
Listing Note
Pre-Sale Roof Inspection: what it covers
Quick answer
A listing note records the roof as it is: the covering, the flashing, the drainage, the moss and the attic, with any storm repair dated and any open item named. It gives a seller accurate answers and gives a buyer's inspector a fixed point to test against.
Buyers ask about the roof early, and their inspector will look at it whatever the seller says. A note made before listing answers the first questions with a date and a list, rather than a recollection given at a viewing.
Moss and wet seasons are part of the picture in this area. A note that records the moss history, and any lifted tabs found under it, tells a buyer what to expect and shows the seller has looked.
A note records what was visible and reachable on the day. It is not a warranty or a forecast of the roof's remaining life, and this page sets out what it does and does not cover.
- Service area
- Hillsboro & Washington County
- Availability
- Call to reach a local roofer
- Phone
- (833) 751-2102
Warning signs
Signs you need pre-sale roof inspection
Keep the roof closed to buyers unless the roofer is present. Keep the attic access clear and lit, and keep children and pets away from the ladder.
- A roof whose age the seller cannot state, with no paperwork for it
- A storm repair made quickly and not written down
- A ceiling stain painted over before a viewing
- A leak an earlier owner or tenant reported and nobody fixed
- A buyer's inspector who asks for the attic and the roof edge
- An insurer that asks for a dated condition at renewal
Our process
How our pre-sale roof inspection visit works
Set the scope and the date
Seller and roofer agree which parts of the roof and attic the note covers and fix a date, which appears on every page.
Read the covering, joints and drainage
Each slope is read for its covering, each penetration for its flashing and each gutter or drain for its fall. Every part is marked sound, worn or failed.
Read the attic and decking
The attic is read for daylight, staining and damp decking. Repairs seen from below are listed by position.
List repairs and open items
Repairs already made are listed with their dates where the roofer can confirm them. Open items are described in plain words.
Issue the note with its photographs
The seller receives the dated note, the photographs and the list of unreached areas, and chooses what to share.
What belongs in a listing note?
The covering on each slope, the flashing at each penetration, the drainage, the attic, any storm repair with its date and a list of what could not be reached.
A useful note names each slope and its covering, each penetration and its flashing, and each gutter and drain. It states whether the attic was reachable and what the decking looked like where it could be seen. A storm repair is listed with its date and scope.
A note that says the roof is in good order, without naming the parts, gives a buyer nothing to test. Naming the parts lets the buyer's inspector agree or raise a question.
- The covering on each slope
- Each penetration and its flashing
- Any storm repair, with its date and scope
Should a seller repair before listing?
That is the seller's choice. The note shows what is open and what a repair would involve, so the choice rests on facts.
Some sellers repair before listing and others let the buyer decide. The note is useful either way, because it sets out open items and what each would cost to put right, in the roofer's own words.
A repair made just before the sale should be recorded with its date and scope, since an unrecorded patch prompts more questions.
- Repair before listing, or disclose the item
- Record each repair with its date
- Keep the scope with the note
What the note cannot settle
It cannot show what lies under a finish, promise the roof's remaining life or decide what a buyer or insurer will do with it.
A roofer records what is visible and reachable on the day. A joint not yet failed, a deck wet beneath a finished ceiling or a covering that will split in a later wet season may not show. The note says so.
The note is not a warranty. Price, sale and insurance belong to the parties, and the note is one of the facts they weigh.
- Only visible and reachable areas are recorded
- No promise of future performance
- Price and insurance decisions belong to the parties
What a buyer's inspector will look for first
The attic, the moss history, the flashing at walls and chimneys and any stain on the ceilings near the outside walls.
A buyer's inspector walks the roof edge and the attic before anything else. They look for moss history, lifted tabs and flashing at walls and chimneys, and for stains on the ceilings near the outside walls. A note that already covers those points lets the seller answer quickly, and it shows the buyer what was checked.
Where the note cannot reach an area, it says so. A buyer who finds an unreached area is more likely to ask about it, so naming it at the start is the simpler course.
- The attic and the moss history
- Lifted tabs and flashing at walls and chimneys
- Stains near the outside walls
How the note handles an older roof
It states the age only where the paperwork supports it, and otherwise describes the covering's condition as it is seen, without guessing a date.
Many roofs in the area have no paperwork for their age. A note that guesses at a date is worse than one that says the age is not known. The roofer describes the covering as it is seen, notes the number of layers if they can be counted, and says whether the decking was reachable.
A buyer can then ask for the age to be confirmed by a source they trust, rather than relying on a figure that was never checked.
- State the age only where it is documented
- Describe the covering as seen
- Note the layers and the decking access
What the note says about storm repairs
Each storm repair is listed with its date, its scope and the event it followed, so a buyer can see the roof's history in order.
A storm repair without a date is a question a buyer will ask. A listing note gives the date of each repair, the scope done and the storm it followed, where the homeowner knows it. Where the event is uncertain, the note says so instead of filling the gap.
Repairs listed in this way are easier to accept, because the history is shown rather than hidden.
- Date, scope and the event for each repair
- Uncertain events marked as uncertain
- History shown in order
Options
Types and options for pre-sale roof inspection
Note for a buyer's inspector
A visit arranged so the roofer walks the roof alongside the buyer's inspector.
Note for an insurer
A dated condition record prepared at renewal or after a claim.
Washington County
Why pre-sale roof inspection is different in Portland metro
The FACTS sheet gives no housing age or market figure for Hillsboro, so the note does not state how buyers here judge roof age.
A note for a property near the Coast Range foothills records the moss and tree cover as well as the covering.
A storm repair listed in the note should cite the event by its date and the source of that date.
Skip the guesswork. Call for a straight answer.
Tell us what's happening and we'll tell you honestly whether it's a quick fix, and what pre-sale roof inspection should cost.
Where we work
Pre-Sale Roof Inspection across Washington County
- Listing Note in Hillsboro
- Listing Note in Cornelius
- Listing Note in Beaverton
- Listing Note in Gaston
- Listing Note in North Plains
- Listing Note in Forest Grove
- Listing Note in Banks
- Listing Note in Portland
- Listing Note in Gales Creek
- Listing Note in Manning
- Listing Note in Sherwood
- Listing Note in Newberg
- Listing Note in Tualatin
- Listing Note in Lake Oswego
- Listing Note in Yamhill
- Listing Note in Dundee
- Listing Note in Scappoose
- Listing Note in Carlton
- Listing Note in Buxton
- Listing Note in Wilsonville
- Listing Note in West Linn
- Listing Note in Gladstone
- Listing Note in Canby
- Listing Note in Oregon City
Not sure if you're covered? Check your ZIP code.
Related
Related services
Windstorm Roof Inspection
A written roof inspection after a windstorm in Hillsboro and the Washington County towns, with wind damage separated from moss and wear.
Insurance Claim Roof Inspection
A roof inspection written for an insurance file in Hillsboro and the Washington County towns, with storm damage kept apart from moss and wear.
Full Roof Replacement
Replacing a whole roof in Hillsboro and the towns around it, from tear-off to the final flashing, quoted line by line on site.
Guides
Read before you book
Do You Need a Permit to Replace a Roof in Hillsboro?
The FACTS sheet does not identify the City of Hillsboro building division for this site, so this guide does not state a permit rule or a fee.
FAQ
Pre-Sale Roof Inspection FAQs
Is a roof note a home inspection?
No. A home inspection covers the house. A roof note covers the roof and attic only.
Must the buyer accept the note?
No. It is a dated record the buyer can test against their own inspection.
Can the note cover a roof near the end of its life?
Yes. A roofer who finds that says so, with the reasons.
Who arranges the note?
Usually the seller. The roofer confirms the cost in writing before booking.