Signs you need roof inspection
You are buying a home
A roofing contractor walks the roof, checks what lies underneath where possible and gives you a repair or replacement scope you can use in negotiations. Do this before your contingency period ends.
You are selling a home
A pre-listing inspection lets you fix small items, set a price with the roof condition known, and avoid a last-minute credit request when the buyer's inspector finds something.
A storm just passed
Hail bruises shingles and dents metal. Wind lifts shingles and slides tiles without leaving anything on the lawn. Hurricanes, falling limbs, fire embers and ice dams each leave their own damage. An inspection soon afterward documents the roof with dated photos while the evidence is fresh.
The wet or snow season is coming
Rain, snow and ice find every weakness at once. An inspection in the weeks before your region's wet or snow season leaves time to schedule repairs while roofers are not booked solid with leak calls.
You are filing an insurance claim
Adjusters look for photos, a description of the damage, a likely cause and a repair scope. An inspection report supplies all four and helps separate storm damage from wear and age, which policies treat differently. The adjuster decides the outcome.
The roof is old, or a stain has no clear cause
Every roofing material ages out. A ceiling stain that comes and goes, or wet insulation with no obvious entry point, means water is traveling. An inspection traces it back to the source.
How the work is done
1Questions and credentials first
The roofer asks about the age of the roof, past repairs, any leaks and why you want the inspection. Before the visit, confirm the contractor holds a license where your state requires one, carries insurance, and is registered locally if your city asks for it.
2Roof surface
On the roof, the inspector checks for cracked, slipped or missing pieces, curling or bald shingles, granule loss, rust or fastener backout on metal, soft spots underfoot, moss or debris build-up and ponding on flat sections. On tile and slate they may lift a few pieces to see what lies underneath.
3Flashings and penetrations
Every place something passes through the roof is a leak candidate. The inspector looks at the flashing at chimneys, walls, skylights, plumbing vents, flues, satellite mounts and solar standoffs, and at the sealant around each one.
4Valleys, gutters and drainage
Valleys carry the most water on any roof, so wear shows there first. Gutters are checked for slope, rust, loose hangers and shingle granules. Fascia and eaves are checked for rot. On flat roofs the drains are checked for blockage.
5Attic, decking and ventilation
From inside, the inspector looks for daylight, water stains on rafters and sheathing, rusted nail tips, mold, wet or compressed insulation, and whether the intake and exhaust vents are open and working.
6Written report with photos
You receive a document with labeled photos of each issue, where it is on the roof, how serious it is and what the inspector recommends. If repairs are needed, the report comes with a written estimate so you can decide, or get a second quote.
What affects the cost
No two roofs price the same. These are the things a written quote should list separately so you can compare one contractor with another.
Roof size and pitch
A large or steep roof takes longer to walk and may need fall protection. Some roofs are inspected by drone or from a lift rather than on foot.
Material
Tile and slate take longer because the inspector must walk carefully to avoid breaking them. Flat roofs take longer when there are many seams and drains to check.
Attic access
A clear attic hatch makes the interior check quick. Finished attics, vaulted ceilings or stored items limit what can be seen.
Type of report
A short maintenance checklist is less work than a full real estate or insurance report with a numbered photo set, a roof diagram and a repair scope.
Add-ons and travel
Moisture meter or infrared readings, a drone survey, or a same-visit minor repair such as resealing a vent each add cost. So can distance, in rural areas where the nearest qualified roofer is far away.
Questions about roof inspection
Does a roof inspection cost money?
It depends on the contractor and the purpose. Many roofers inspect at no charge when the visit is tied to an estimate for repair or replacement. A standalone written report for a home sale or an insurance claim, where the contractor may not do any work, is usually a paid service. Ask which one you are getting before the visit.
What does the report tell me, and what does it not?
It tells you the visible condition, the defects found, the likely cause of any leak and a recommended scope. It gives an opinion on remaining life based on the material and what the inspector saw. It cannot see under intact roofing, inside walls or into the future. It is not a warranty that the roof will not leak.
How is this different from a home inspector's report?
A home inspector covers the whole house in a few hours and often reports the roof from the ground. A roofing contractor spends the visit on the roof and in the attic and prices the fix. When a home inspector writes "recommend further evaluation by a licensed roofing contractor," this is that evaluation.
When should I schedule an inspection?
After any hail, high wind, hurricane, fire or ice event, as soon as the roof is safe to reach. For upkeep, go before the season that is hardest on roofs where you live, such as the wet, snow or hurricane season. Inspect before you buy or list a home.
Will the report get my insurance claim approved?
No report can promise that. Photos, a clear description of the damage and a likely cause make your claim easier for the adjuster to review. The adjuster, your policy and your state's rules decide the result. Wear and age are often excluded. Ask your insurer before work starts.