What gets checked
- Framing: rafters or trusses, signs of sagging, cut or altered trusses, and damage from past leaks or fires.
- Sheathing: stains, delamination, daylight showing through, and mold-like growth.
- Insulation: type, approximate depth, gaps and compression.
- Ventilation: eave, gable, ridge or powered vents, and whether they are blocked by insulation.
- Exhaust ducts: bathroom fans, kitchen hoods and dryer vents should terminate outside.
- Wiring and ducts: open splices, junction boxes without covers, disconnected or crushed ducts.
- Equipment: furnaces, water heaters or air handlers installed in the attic, with their platforms, walkways and lighting.
- Pests: droppings, nesting and chewed wiring or ducts.
Ventilation matters more than it seems
A well-vented attic stays cooler in summer and drier in winter. Poor ventilation shortens shingle life and can cause condensation on the underside of the roof. Insulation pushed into the eaves, painted-over vents and vents covered during a reroof are common causes.
Insulation types
| Type | Appearance | Notes |
|---|---|---|
| Fiberglass batts | Pink, yellow or white rolls | Gaps between batts reduce performance |
| Blown fiberglass | Fluffy loose fill | Settles over time |
| Blown cellulose | Gray, paper-like | Good coverage; can absorb moisture |
| Vermiculite | Gray-brown pebbles | Possible asbestos; test before disturbing |
| Spray foam | Rigid or soft foam on roof deck | Creates a conditioned attic; affects roof inspection |
Rodents and wildlife
Roof rats are widespread in Southern California. Signs include droppings, trails in insulation, and chewed duct jackets or wire insulation. Damaged insulation is often replaced as part of an exclusion and cleanup service. Chewed wiring is a fire risk and should be repaired by an electrician.
Limits
Inspectors don’t move insulation to look at the ceiling below or crawl over areas where they could damage the drywall. Attics with low clearance, deep insulation or no walkway may only be viewed from the hatch, and the report will say so.
Common questions
What if the attic has no access hatch?
The inspector will report that the attic was not inspected. Some homes have small or blocked hatches; the seller can be asked to provide access before a re-inspection.
Is vermiculite insulation a concern?
Loose vermiculite, often gray-brown and pebbly, may contain asbestos if it came from the Libby, Montana mine. Leave it undisturbed and have it tested before any attic work.
How much insulation should an attic have?
California's energy code calls for roughly R-30 to R-38 in many attics, which is about 10 to 14 inches of loose fill. Many older homes have far less, and adding insulation is one of the better energy upgrades.