A roof inspection should happen at least once a year — ideally in the fall before winter sets in. While we always recommend having a licensed roofer conduct a formal assessment, understanding what they're checking for helps you ask better questions, evaluate their findings, and spot if something's being missed.
Exterior Checklist: From the Ground
- Overall roofline: Is it straight and level, or does it bow or sag anywhere?
- Shingles (if applicable): Are any missing, curled, buckled, or discolored?
- Granule deposits in gutters or on the ground
- Visible moss or algae growth (indicates retained moisture)
- Gutters: Are they attached securely? Clear of blockage? Pulling away from the fascia?
- Downspouts: Are they directing water away from the foundation?
- Flashing around chimney, skylights, and pipe vents: Any visible rust, separation, or gaps?
Exterior Checklist: From the Roof (Professional Only)
These items require safe roof access — leave them to your contractor:
- Membrane condition on flat roofs (seams, blistering, ponding areas)
- Ridge cap condition
- Valley integrity — are valley flashing or shingles worn at the V-channel?
- Condition of all pipe boot flashings
- Soffit and fascia for rot or pest damage
- Parapet wall cap on flat roofs
Interior Checklist: Attic and Top Floor
- Any daylight visible through the roof deck
- Water stains on insulation, joists, or ceiling boards
- Active moisture or dripping after rain
- Mold or mildew on the underside of roof deck
- Adequate ventilation — is the attic excessively hot or humid?
- Insulation condition — is it wet, compressed, or missing sections?
Pro Tip: Take photos during your inspection and date-stamp them. Building a photo record over time makes it easy to see deterioration trends and helps when filing insurance claims.
Questions to Ask Your Roofer
- What is the current condition rating of the roof (1–10)?
- What's the estimated remaining lifespan?
- Are there any areas of concern that could become serious in the next 12 months?
- Is repair sufficient or is replacement more cost-effective long-term?
- Do you see any signs of improper installation on existing work?
Red Flags in a Roof Inspection Report
Be cautious if a roofer provides a verbal-only report with no written documentation, refuses to identify specific problem areas with photos, quotes only full replacement without explaining why repair isn't viable, or pressures you to sign that day. A trustworthy roofer will take time to explain their findings and give you a detailed written estimate.
