Buying a home should be an objective decision, to wit, is it a good investment. We all know there is an emotional element that can take over. This is okay so long as you pay attention to the fundamentals such as the condition of the roof.

When it comes to issues related to the roof, most people get those eyes. You know, the glazed over look. Do not make this mistake. There is general and specific information that you can easily get that will tell you a lot about the roof and the home.

One of the most important issues to know is what kind of roof should be on the home. If you live in Southern California, for instance, wood shingle roofs are bad news. The fires that sweep through the region will use them like kindling.

Perhaps we should take a step back first. To really grasp the roofing issues, you need to know some things about roofs. There are many types of roofs, but a few are more common than most and likely to be the ones you run into.

When discussing roofs, the wood shingle variety has to be mentioned first. It was the standard bearer for many years and can last up to 30 years. Most last well short of that, so it is important to know you can expect to pay $10,000 or so to replace them.

A metal roof may seem like a perfect roof. In some cases it is, but it tends to require a lot of maintenance work. Expect to pay in the eleven to fourteen thousand dollar range to replace it. With good care, it will last thirty five years or so.

At the top of the list these days is the clay tile roof. It has become popular for a couple of reasons. First, fire does not really damage it. Second, water cannot rot it. Throw in a life span of 60 years or more, and the only downside is a replacement cost in the $15,000 range.

When inspecting the roof, look for missing or broken pieces. They should not exist on a home for sale. If you see them, it means water may have penetrated into the underlying materials which can mean rot, mold and decay.

Here is another secret tip. When looking at a wood shake roof, focus on the ends of the shingles. Do they turn up? If so, it means the roof is old and starting to fail. Why? The wood is warping. This is a critical failure that can lead to very costly repairs.

Flashing is the metal that sits in corners and transitions on the roofing. If it is rusted, it means water is getting down into the roof. This is a very bad sign. It can be repaired, but get a written estimate from a certified roofer and then ask the seller for a credit.

To be honest, you can only see so much from the outside, so go inside. Walk the full length of the attic. If you see stains on the ceiling boards, there is a leak that needs to be found and then repaired. The seller should pay for this.

Even in this nasty housing market, buying a home is a fairly smart idea. In fact, there may be no better time to buy than now given the low prices. Sellers are desperate, so make sure to take a close look at the roofs on homes to figure out what is what.