Roof Certification for a California Home Sale
Not to satisfy California's disclosure law, which asks the seller what they know rather than for a certificate. On the Real Estate Transfer Disclosure Statement set out in Civil Code 1102.6, the seller gives the roof's type and approximate age and says whether they're aware of significant defects in it; the form itself says it isn't a warranty and isn't a substitute for inspections. A roof certification comes up when someone in the deal asks for one: the buyer after their inspection, a lender (under HUD's current rules, an FHA appraiser has to send a roof with less than two years of remaining life to a professional roofer's inspection), or an insurer. What a certification is worth depends on what it says and who stands behind it. This page explains the roof side of a sale; for legal advice about the transaction, ask your agent or an attorney.
What the disclosure asks about the roof
California requires the Transfer Disclosure Statement in sales of single-family residential property, with exceptions listed in the law, and any waiver of it is void (Civil Code 1102 and 1102.2). On the statutory form:
- The roof's description. Its type, and its age, approximately.
- Defects. Whether the seller is aware of significant defects or malfunctions in the roof, among a list of the house's other parts, with room to explain.
- What it isn't. The form says it's a disclosure of the property's condition as of its date, not a warranty by the seller or the agents, and not a substitute for any inspections or warranties the parties may want.
- The buyer's window. If the disclosure is delivered after the buyer's offer, the buyer has three days after delivery in person, or five after delivery by mail or electronically, to terminate the offer in writing (Civil Code 1102.3).
In a high or very high fire hazard severity zone, the seller of a house built before 2010 also has to disclose the wildfire-vulnerable features they know of, and the list includes roofs of untreated wood shingles or shakes and roof vents with openings over one-eighth of an inch or that aren't flame- and ember-resistant (Civil Code 1102.6f), as covered in does a new roof add home value?.
When a certification comes up
Most often, someone in the deal asks for a roof inspection or certification because of something they saw.
| Who asks | Why | What usually answers it |
|---|---|---|
| The buyer, after a home inspection | The inspector notes the roof's condition and recommends a roofer's evaluation | A roofer's written inspection; repairs or a credit negotiated in the deal |
| An FHA lender | Under HUD's appraisal rules, a roof with less than two years of remaining life makes the appraisal subject to a professional roofer's inspection | A roofer's inspection, and repair or replacement if it's needed |
| The buyer's insurer | Insurers set their own roof-age and condition rules | An inspection report with the roof's condition and remaining life |
| The seller, before listing | To know what to disclose and to avoid surprises in escrow | A roofer's inspection, and any repairs done before listing |
HUD proposed on September 22, 2026 to drop the two-year remaining-life test from its appraisal rules; until a change is published, the current rule stands, as covered in how much life is left in your roof. For insurance, a California law taking effect January 1, 2028 lets an independent inspection showing at least five years of remaining life keep an insurer from refusing to renew solely on the roof's age, as covered in roof age and home insurance. What the buyer's home inspection covers is in what a roof inspection checks.
What a useful certification should state
The disclosure law doesn't define a roof certification, so what one is worth depends on what it says. Ask that it state:
- Who issued it. The roofing contractor's name and license number, which you can look up with the Contractors State License Board.
- What was inspected, and when. The roof's type, its age if known, the date of inspection and how it was done.
- Condition and repairs. What was found, and any repairs made before it was issued.
- What it covers, and for how long. For example, leaks for a stated period, and whether that carries over to the buyer.
- What voids it. Later work by others, storm damage, or new penetrations such as a solar installation.
- What it can't see. Conditions under the covering that only show when the roof is opened.
It isn't a substitute for the roof's own paperwork. Manufacturer and workmanship warranties have their own transfer rules, covered in roofing warranties explained.
The paperwork a buyer will ask for
- The re-roof permit and its final. In the City of Los Angeles, the Department of Building and Safety's records show when a re-roof was finaled; how to check is in checking a re-roof permit, and what to do if there's none is in unpermitted roof work.
- The contractor's invoice and warranty papers, including who issued each warranty and how it transfers.
- Photos of the roof from the replacement or a recent inspection.
- Any inspection reports from your own purchase.
What we've seen on our jobs
On a Sylmar house we re-roofed in 2020, 25 squares of composition shingle, the roofing permit was finaled on its own and the GAF System Plus roof warranty was issued that October; when the owners sold in 2024, the warranties were the documents to read before the sale rather than after, because the workmanship warranty's transfer is governed by the signed contract and the manufacturer warranties have their own rules (the Sylmar case). Paperwork is the part sellers most often can't find: on a 2021 Santa Clarita job, a finished array couldn't get its final inspection until the permit itself turned up, and the advice from that job holds for a roof too, keep a copy of the permit, the approved plans and the signed-off inspection (the Santa Clarita case).
Frequently asked
Does California require a roof inspection before a sale?
Should I get a roof certification before listing?
What if the buyer's inspector says the roof needs work?
Can I sell as-is and skip the roof questions?
Does a roof certification transfer to the buyer?
Will an FHA appraiser flag my roof?
Related reading
Sources & methodology
Code sections, rules and figures on this page come from the primary sources below. Codes, local requirements and product terms change; each was verified October 8, 2026.
- California Civil Code §1102, §1102.2 and §1102.6, Real Estate Transfer Disclosure Statement (statutory form: roof type and approximate age;…
- California Civil Code §1102.3 (delivery of the disclosure; three or five days to terminate after late delivery)
- California Civil Code §1102.6f (wildfire disclosure in high and very high fire hazard severity zones)
- U.S. Department of Housing and Urban Development, Single Family Housing Policy Handbook 4000.1, update of August 12, 2026 (redline)
- U.S. Department of Housing and Urban Development, Single Family Housing Policy Drafts: Modernizing and Strengthening Minimum Property…
We inspect the roof and write up what a buyer will ask about
Call (323) 844-7777. We inspect the roof, photograph it, and put its condition, any repairs it needs and our estimate of its remaining life in writing, with the permit and warranty details we can find. Have ready the roof's age, the re-roof permit if you have it, and your escrow timeline.
Prepared by Cali Energy, October 8, 2026. This article is for general educational purposes only and is not legal, tax, financial, engineering, or utility advice. Rates, incentives, codes, permit requirements, equipment specifications, prices, and program terms may change; figures and timelines are estimates, not guarantees. Confirm current requirements with the applicable utility, AHJ, program administrator, manufacturer, or a licensed professional. See our Content Disclaimer. Cali Energy · 19201 Parthenia St, Unit E, Northridge, CA 91324 · CSLB #1032379 (B, C-10, C-39)