Roof Inspections

When to get a roof inspected

A roof inspection is worth having before you buy or sell a home, after a large hail or wind storm, when the roof is 15 years old or more, or when you notice stains, granules in the gutters or shingles in the yard. Many homeowners also like a check every couple of years, especially before winter, because small problems such as a cracked vent boot or a lifted shingle are far cheaper to fix before they leak. An inspection does not have to lead to a sale. Often the answer is that the roof is fine for now.

What we check on the roof

When it is safe to walk, we go up and look at every slope. We check the shingles for hail bruises, cracks, curling, missing granules and lifted or creased tabs. We look at the flashing around chimneys, walls and skylights, the boots on the plumbing vents, the valleys and the ridge, and the condition of the drip edge and gutters. On steep or fragile roofs, we may use a drone or a camera on a pole instead of walking every section. Everything we see is photographed.

What we check in the attic

The attic often tells us more than the roof does. We look for water stains, wet or flattened insulation, mold, daylight around penetrations and signs of past leaks that were never repaired. We check the ventilation, because an attic that cannot breathe gets very hot in summer and lets warm, moist air build up in winter. That shortens shingle life and helps ice dams form along the eaves. Bathroom and kitchen fans that vent into the attic instead of outside are a common find.

Buying or selling a home

General home inspectors look at the roof, but many do not walk it. If the home inspection flags the roof, or if the roof is older, a roofer's inspection gives you a clearer picture before you negotiate. Sellers sometimes order one before listing, so there are no surprises later. Some buyers, lenders or insurers ask for a written statement of the roof's condition, and we can provide one when the roof qualifies. We write the report in plain language, with an estimate of remaining life where we can give one.

After the inspection

You get a written report with photos, a list of anything that needs attention and a price for each item, from the urgent to the optional. If nothing needs doing, we tell you that too. There is no obligation to have us do any of the work, and the report is yours to share with your insurer, a buyer or another contractor.