Roof Inspection Checklist: What Inspectors Look For

Q: How often should a roof be professionally inspected?

Every 2-3 years for roofs under 15 years old, and annually once the roof is older. After any significant storm, hail event, or severe wind, an inspection is worth doing regardless of visible damage — hail damage is often invisible from the ground but causes progressive granule loss.

Q: What does a roof inspection include?

A thorough inspection covers the shingle surface (granule coverage, curling, cracking), all flashings (chimney, valleys, pipe boots, skylights, wall transitions), gutters and drainage, ridge and hip cap condition, soffit and fascia, attic ventilation, and often an attic check for moisture staining and adequate airflow.

Q: How much does a roof inspection cost?

Most roof inspections cost $100-300 for a standard residential assessment. Some contractors offer free inspections, especially after storms. Pre-sale or insurance documentation inspections may cost more if a detailed written report is required.

Exterior Checklist: What Gets Inspected on the Roof Surface

Shingles and Surface

Granule coverage — patches of exposed mat indicate shingle aging
Curling or cupping — edge lift (cupping) or center lift (clawing) signals end-of-life
Cracked, broken, or missing shingles — localized repair opportunities or system-wide wear
Algae, moss, or lichen growth — indicates moisture retention
Blistering or bubbling — moisture trapped in shingle layers

Flashing

Chimney flashing — most common leak source; checked for cracking, rust, lifting, and failed sealant
Valley flashing — open valleys checked for rust, tearing, or separation; woven valleys checked for wear
Step flashing along walls and dormers — checked for lifting, corrosion, and sealant failure
Pipe boots — rubber boot around plumbing vents checked for cracking (UV degradation is common)
Skylight flashing — all four sides checked for gaps and sealant condition

Structural Elements

Ridge and hip caps — last element to fail but first visible from the ground if deteriorating
Roof plane flatness — any visible sag or wave indicates decking or structural issues below
Soffit and fascia — soft or rotted wood indicates moisture infiltration at the eaves

Attic and Interior Checklist

Daylight visible through roof: Any light means there's a gap where water can enter
Moisture staining on rafters or decking: Indicates past or current leaks
Mold or mildew odor: Sign of moisture accumulation from inadequate ventilation or leaks
Insulation condition: Wet or compressed insulation has reduced R-value and indicates water entry
Ventilation adequacy: Adequate airflow (ridge vents plus soffit vents) prevents heat and moisture buildup

Gutters and Drainage

Granule accumulation — significant granule buildup indicates shingle wear
Gutter condition — cracks, separation at joints, or improper pitch cause overflow and water infiltration
Downspout extensions — direct water away from foundation

Frequently Asked Questions

How often should a roof be professionally inspected?

Every 2-3 years for roofs under 15 years old, annually for older roofs, and after any significant storm regardless of visible damage.

What does a roof inspection include?

Shingle surface condition, all flashings, gutters, ridge and cap condition, soffit and fascia, attic ventilation, and often an attic moisture check.

How much does a roof inspection cost?

Most inspections cost $100-300. Some contractors offer free inspections after storms. Detailed reports for insurance or pre-sale purposes may cost more.

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RoofRepairSource is an informational resource. This checklist is a general guide — actual inspection scope and findings vary by property and contractor. Always consult a licensed roofing contractor for a professional assessment.

Roof Inspection Checklist