Why inspect a roof?
A roof inspection tells you what condition the roof is in, how much life it likely has left, and what needs attention now versus later. It's useful before buying or selling a house, after a major storm, before winter in cold climates, and any time you see signs of a leak. Regular inspections catch small problems, such as a cracked pipe boot or loose flashing, before they cause water damage.
What a thorough inspection covers
On the roof (or with a drone or from a ladder):
- The condition of the roofing material: wear, cracks, curling, missing pieces, granule loss, broken tiles.
- Flashing at chimneys, skylights, walls, valleys and roof edges.
- Pipe boots and vent covers.
- Ridge caps and hip shingles.
- Signs of previous repairs and how well they were done.
- Gutters and downspouts: attachment, slope, damage and blockages.
- Overhanging trees and debris.
In the attic:
- Daylight showing through the deck.
- Stains, damp insulation or mold on the underside of the deck.
- Ventilation: intake and exhaust openings, and whether bathroom and kitchen fans vent outside rather than into the attic.
- Signs of pests.
Inside the house:
- Ceiling stains, especially near exterior walls, chimneys and skylights.
Reading the report
A useful report includes photos of each problem, its location, a plain description of what's wrong and why it matters, and a recommendation: repair now, monitor, or plan for replacement. It should give an honest estimate of the roof's remaining life rather than a guess designed to sell a replacement. If the report recommends replacement, ask what repairs would be needed to keep the current roof working for a few more years, so you can compare.
Inspections when buying a home
A general home inspection usually includes a look at the roof, but the inspector may not walk on it. If the roof is older, steep, tile or shows signs of trouble, a dedicated roof inspection gives you more detail before you buy. Use the results in negotiations or to plan your budget.
Seasonal checks you can do yourself
- After storms, look at the roof from the ground with binoculars for missing or displaced pieces.
- Clean gutters in fall and spring, and after storms with heavy debris.
- Trim branches that overhang or touch the roof.
- Check the attic after heavy rain or snowmelt for damp spots.
Questions to ask
- Will you go on the roof and into the attic?
- Will I get a written report with photos?
- Is the inspection free with an estimate, or a separate fee?
- If you find problems, will you show me before recommending repairs?
How often to inspect
A reasonable routine is a professional inspection every few years for a roof in good condition, every year once a roof is getting older, and after any storm that brings hail, high winds or heavy snow. In snowy climates a late-summer or early-fall inspection gives time to fix problems before winter. In hot, dry climates, an inspection before the rainy season catches flashing and sealant failures caused by summer heat.
Drones, ladders and walking the roof
Some inspectors use drones or cameras on poles, especially on steep or fragile roofs. That's useful for an overview, but some problems, such as soft decking, loose flashing or a cracked tile hidden under another, are easier to find in person. Ask how the inspection will be done and what the inspector can and can't see with the method they use.
After the inspection
If repairs are recommended, ask for a separate written estimate for each item so you can prioritize. Keep the report with your house records; it's useful for insurance, for planning a future replacement and for showing buyers that the roof has been maintained.