Need Your Advice: First Home, Questionable Roof Inspection

[Stacey Marsh]

Hello BP Experts!

I could really use your advice. I am purchasing my first rental property near Huntsville, Alabama through a turnkey provider.  It's a 2001 home in a great school district with solid numbers.  Unfortunately the inspection report came back with a concerning details about the roof, including photos of the roof deck that definitely showed damage. I believe it's the original roof, so 16 years old. Here's what the inspector said:

Major Repair

"The shingles have heavy wear consisting of heavy loss of mineral surface granules resulting in areas with none left and heavy wear along the edges of the tabs. The shingles are brittle and cracking and splitting with some shingle tabs broken and missing. There is also heavy damage to the roof deck from past water leaks. Much of the decking will have to be replaced when the shingles are replaced.

There is no ventilation for the attic. This will cause rapid deterioration of the shingles. When the roof is replaced, install ventilation at the soffits and at the ridge." 

The provider sent a roofing specialist right away. His report came back with a conflicting response. Since I didn't hire him independently, I don't feel comfortable with the assessment. I'm no roof expert but the photos definitely looked like some roof deck damage so "the decking is solid" was surprising. His report:

"The roof is in good condition. We feel it has 10-12 years before needing to be replaced. The condition of the shingles is good as we did not find any deterioration of the shingles. The decking is solid also. I did a few repairs to damaged or loose shingles and repaired boot covers. There aren’t any active leaks inside the house to indicate issues with the roof."

Any advice on how to move forward?