What Happens During a Roof Inspection?
Answered by Roofing Doctors Certified Experts
Quick Answer: A professional roof inspection involves a trained inspector examining the roof's exterior surfaces, flashings, penetrations, gutters, soffits and fascia, and the attic interior. It typically takes 45-90 minutes and should conclude with a written report with photographs documenting the condition of every major component.
What a Professional Roof Inspection Covers
Exterior Inspection (On the Roof)
**Shingle Assessment**
- •Overall granule coverage and any bare or thin spots
- •Cupping, curling, cracking, or blistering
- •Missing or displaced shingles
- •Moss, algae, or lichen growth
- •Nail pops (fasteners backing through the shingle surface)
**Ridge and Hip Inspection**
- •Ridge cap condition and attachment
- •Alignment and continuity of the ridge line
- •Ridge vent function (if present)
**Valley Inspection**
- •Open valley metal condition (rust, gaps, lifting)
- •Closed valley shingle overlap integrity
- •Debris accumulation that could cause damming
**Flashing Inspection**
- •Chimney flashing: base flashing, counter flashing, chimney cricket or saddle
- •Step flashing at all wall-to-roof transitions
- •Pipe boots and vent flashing collars (rubber, metal, or hybrid)
- •Skylight flashing (if applicable)
- •All flashing checked for lifting, separation, corrosion, and sealant condition
**Roof Edge**
- •Drip edge condition at eaves and rakes
- •Proper integration with gutter system
- •Fascia and soffit condition visible from the roof
Gutter and Drainage Inspection
- •Gutter attachment to fascia (secure or pulling away)
- •Granule accumulation in gutters (quantified as an indicator of shingle wear)
- •Downspout function and discharge location
- •Evidence of overflow or bypass
Attic Inspection
A thorough inspection always includes an attic visit when accessible:
**Moisture and Leak Evidence**
- •Water stains or dark discoloration on decking
- •Water trails on rafters indicating where water has run
- •Active wetness or damp insulation
- •Mold or mildew presence
**Structural Condition**
- •Decking integrity (soft spots, rot, delamination)
- •Rafter and truss condition
- •No signs of structural movement or failure
**Ventilation Assessment**
- •Soffit vent visibility and airflow
- •Ridge or other exhaust ventilation presence
- •Adequate air movement (no extreme heat buildup in summer, no frost in winter)
- •Insulation coverage and condition (particularly around soffit area)
What the Inspector Should Provide
Written Inspection Report
A legitimate professional inspection concludes with a written report. It should include:
- •Summary of overall roof condition
- •Itemized list of all issues observed, categorized by severity
- •Photographs of all significant findings with location descriptions
- •Remaining estimated life expectancy
- •Recommended repairs or replacement timeline
Verbal-only inspections are not acceptable for insurance purposes and don't protect you in contractor disputes. Always request written documentation.
Repair vs. Replace Recommendation
The inspector should provide a clear recommendation:
- •Specific repairs needed (with approximate scope)
- •Whether the roof has useful remaining life after those repairs
- •If replacement is warranted, the reasoning and timeline
At Roofing Doctors, our inspection reports are detailed enough to be submitted directly to insurance companies as supporting documentation for storm damage claims.
How Long Does a Roof Inspection Take?
- •**Standard residential inspection:** 45-75 minutes
- •**Large or complex roof (multiple dormers, steep pitch):** 75-120 minutes
- •**Commercial flat roof inspection:** 60-120 minutes depending on size
Is the Inspection Free?
Roofing Doctors provides free roof inspections and estimates for Massachusetts and Rhode Island homeowners. We do not charge for our initial inspection and written report.
Be cautious of contractors who charge significant fees for a basic inspection - legitimate roofing contractors typically offer free assessments knowing that good work speaks for itself.
When Should You Get a Professional Inspection?
- •**Annually:** For roofs over 15 years old
- •**After major storms:** To document any damage for insurance purposes
- •**When buying a home:** Before closing - a roofing inspection is separate from a general home inspection and far more detailed
- •**When you notice interior signs:** Stains, leaks, or unexplained moisture in the attic
- •**If your roof is over 20 years old:** And you're unsure of its remaining life