What a Professional Roofer Checks
- Shingle condition: Curling, cracking, granule loss, bare spots, missing shingles, and overall age assessment
- Flashing: All chimney step and counter-flashing, skylight flashing, valley metal, pipe boot collars, and any other penetration flashing
- Drip edge: Presence, condition, and proper installation at eaves and rakes
- Valleys: Open valley metal condition or woven valley integrity
- Ridge and hip caps: Seal integrity and condition
- Gutters and drainage: Attachment condition, granule accumulation, proper slope
- Fascia and soffit: Rot, paint failure, and soffit vent blockage
- Attic inspection: Ventilation adequacy, moisture or staining on the deck, insulation condition, and any daylight penetration
- Overall lifespan assessment: Remaining useful life estimate
Types of Inspections
- Routine maintenance inspection: Annual or biennial. Catches problems early.
- Pre-sale inspection: Seller-initiated to identify issues before listing.
- Pre-purchase inspection: Buyer-initiated, often as part of due diligence.
- Post-storm inspection: After hail, high wind, or other events to document damage for potential insurance claim.
- Insurance inspection: Required by some insurers for older roofs before issuing or renewing a policy.
Related: Roof Inspection Guide
What a Good Inspection Report Looks Like
After a professional inspection you should receive:
- Photos of all identified problem areas with clear locations noted
- Written description of each issue and its severity
- Recommended action for each item: repair now, monitor, or plan for replacement
- Honest remaining lifespan estimate
- Cost range for any recommended repairs
Frequently Asked Questions
How long does a roof inspection take?
A typical residential inspection takes 1-2 hours. Larger or more complex homes with multiple dormers, chimneys, or skylights take longer. This includes time on the roof, in the attic, and time for the inspector to document findings and discuss them with the homeowner.
What should I receive after a roof inspection?
At minimum: a written report with findings and any areas of concern, photos of problem areas, and an honest assessment of remaining useful life. Better inspectors provide annotated photos with specific locations of issues and clear recommendations -- repair now, monitor, or plan for replacement.
Should I get a roof inspection when buying a home?
Yes, and it should be separate from (or in addition to) the general home inspection. General home inspectors often lack the specific expertise to identify subtle roofing problems. A dedicated roofing inspection on a home purchase can identify issues that either need to be addressed before closing or create negotiating leverage.
Find Help in Your City
Inspection scope and reporting formats vary by contractor. Confirm what is included before scheduling. Consult a licensed roofing contractor for professional inspection services.