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Real Estate Tips
Monday, January 20, 2025

A Homeowner’s Guide to Roof Inspection

Your roof is the first line of defense against the elements. Yet, roofs are often left unattended until something goes wrong. Regular roof inspections detect problems early, saving the homeowner from expensive repairs and damage. Explore what a roof inspection entails, its benefits, and how to ensure you’re hiring the right professional for the job.

A person in a plaid shirt and safety vest inspects the gutter of a brick house under a clear sky. They hold a clipboard. A logo with "ez" and a house icon is overlaid on the right side of the image.

What is a Roof Inspection?

A roof inspection comprehensively evaluates your roof’s condition, structure, and overall functionality. Think of it as a health checkup for your roofing system. 

Every roof component is scrutinized during a roof inspection, from the structural support hidden in the attic to the roofing materials and flashing. The shingles, tiles, or metal panels are examined to ensure the roof performs as expected. The primary goal is to identify potential issues before they escalate into major problems. 

A knowledgeable homeowner equipped with the right tools can do it themselves. It requires getting up on the roof, sometimes walking around, or at least visually inspecting from different points. You may even have a camera drone to fly over the home to take photos or videos. Getting into the attic space is other step in checking for adequate ventilation and water infiltration.

However, not all homeowners want to get up on their roof themselves. Nor do they always know what to look for in a material inspection, beyond the obvious damage like a tree on the roof or exposed underlayment. Scheduling a professional roof inspection is highly recommended for the most accurate assessment. Their expertise may notice details a layperson wouldn’t.

Why Do You Need a Roof Inspection?

It’s too late when you notice water stains or hear the dripping. Regular roof inspections maintain the integrity of your home and avoid costly repairs. Routine checks catch minor issues—like a loose shingle or a small leak—before they turn into serious roof leaks. This proactive approach extends the lifespan of your roof and keeps your home safe and energy-efficient. 

Your area may also have recently experienced some severe weather. A structural inspection will assess the roofing components for any damage caused by hail or high winds. They can recommend a patch or whole roof replacement based on what they see. Some liaise with the home insurance company to see how much of the work will be covered by your policy.

Looking at the condition of the roof is also part of home inspections during a real estate transaction. If a regular home inspector sees something of concern they will recommend a roofing professional take a look. An inspection is also part of a new roof installation to ensure it passes local building codes.

Homeowner’s insurance companies sometimes require a roof inspection as a condition of coverage. They will want a certified inspector to take photos showing the condition of your roof and any potential hazards, such as trees that are too close to the home.

A professional roof inspector has the expertise and equipment to conduct a thorough roof inspection. They will provide a detailed report of their findings and the roof’s integrity, helping you make informed decisions about necessary repairs or maintenance.

How Often Should You Get a Roof Inspection?

The frequency of roof inspections depends on factors like the age and condition of your roof, local weather conditions, and building codes. Generally, it’s advisable to have your roof inspected at least once a year. However, for optimal maintenance, consider scheduling inspections twice a year—once in the spring and once in the fall. In the spring, you’re checking for any penetrations caused by winter icing and snow storms. In the fall, you’re looking for damage from summertime storm events.

What Does a Roof Inspector Do?

A hand lifts a corner of a shingle on a roof to show its underside. The roof is covered with dark shingles. A white fascia board is visible under the shingles. On the left, a graphic with hexagonal patterns and the text "ez" is displayed.

Great question! Think of a roof inspector as the detective of home maintenance. Their job is to uncover hidden issues and ensure your roof lives its best life. Here’s a breakdown:

  • Assessing Roof Condition: A roof inspector evaluates your overall health, from external materials to internal support structures.
  • Spotting Damage or Wear: Leaks, missing shingles, light coming through, mold growth, and weather damage—these are the red flags every roof inspector keeps an eye on.
  • Structural Integrity: Is your roof sagging? Are the load-bearing beams holding up? These structural elements are a key focus.

A thorough roof inspection involves looking at several aspects of your roof. Roof penetrations, such as chimneys, skylights, and vent pipes, are critical areas that inspectors evaluate for prevent water infiltration. Most inspectors evaluate in three ways:

Exterior Inspection

The outside of your roof sets the tone for your home’s curb appeal and functionality. Inspectors evaluate factors like:

  • The condition of shingles, tiles, or metal panels. Cracks, curling, or missing pieces? Not a good sign!
  • Seals around a chimney, vents, and flashing. These are common trouble spots for leaks.
  • Gutter and drainage systems. If water isn’t flowing properly or gutters are loose, your roof could be at risk of damage.

Interior Inspection

The inside of your home tells its own story about your roof. Water spots, peeling paint, or a musty attic? These are hints of roof-related issues. A good roofing inspector will:

  • Look for signs of leaks or water damage inside the house, such as dark spots or mold growth.
  • Evaluate attic ventilation and insulation—both vital for energy efficiency. Wet insulation is a potential sign of moisture from poor ventilation or roof leaks.
  • Check for signs of pests.

Structural Analysis

A brick house with a red-tiled roof is shown with a drone flying above it. A person holds a tablet displaying the roof. The left side features a teal graphic with a hexagon and the letters "ez" inside it.

Finally, professional roofers will assess the bones of your roof. This includes inspecting for sagging, uneven areas, or overloaded beams that might compromise its integrity. They should check the underlayment for any penetration.

By examining these elements, a roof inspector gets a full picture of your roof’s health—and gives you the knowledge to address any issues proactively.

Roof inspectors use advanced tools like infrared cameras, drones, and moisture meters to do the job correctly. They climb into attic spaces and roof decking to visually assess the components. 

They don’t just look for the obvious—they dig deep to catch issues you can’t see from the ground. Advanced methods like drone roof inspections and infrared roof inspections thoroughly assess steep or un-walkable roofs. These new tools go beyond a standard roof inspection to detect hidden damage the naked eye might miss.

How Long A Roof Inspection Takes

A thorough roof inspection can take anywhere from 30 minutes to several hours, depending on the size and complexity of the roof. The goal is to ensure that every component functions correctly and identify any potential issues that need attention. A proper roof inspection should see the individual physically on the roof and in the attic space.

Roof Inspection Cost

The cost of a roof inspection is based on the type of inspection and your location. A basic roof inspection typically ranges from $100 to $350. A more comprehensive inspection can cost between $200 and $1,000. Specialized inspections, such as those using drones or infrared cameras, can range from $500 to $2,000. 

Some roofing companies offer free roof inspections as part of their services. Others may charge a service fee for the inspection and additional costs for materials and any necessary repairs. If the repairs are part of an insurance claim, the insurer should pay for any inspection fees. A certified home or roof inspector will charge more than a roofing company who is hoping to win your business.

When looking at a roof replacement, obtain multiple quotes and compare prices to ensure you’re getting the best value for your investment. 

What to Look for in a Professional Roof Inspector

When hiring a roof inspector, you don’t want just anyone with a ladder and some free time. A reputable roofing company is a reliable source for finding qualified inspectors. Here’s a handy checklist for finding the right expert:

Qualifications and Experience

Look for a roofing contractor or inspector with certifications from reputable organizations like InterNACHI (International Association of Certified Home Inspectors) or NRCA (National Roofing Contractors Association). Bonus points if they have years of experience under their toolbelt.

Reputation and Reviews

Take a moment to read customer testimonials and check online review platforms. A well-regarded roof inspector will have positive feedback and ratings to back them up.

Attention to Detail

You want someone who leaves no stone unturned—or no shingle unchecked, as it were. A good inspector should provide a comprehensive written report with pictures of the home’s roof. They should be available for follow-up consultations if needed.

Benefits of Roof Inspections

A brick house with an asphalt shingle roof is shown with a chimney protruding. The roof appears slightly damaged or worn near the chimney. A blue geometric logo with the text "ez" is positioned on the left side of the image.

Still on the fence about scheduling a roof inspection? Here’s why it’s worth every penny:

  • Prevents Expensive Repairs: Catching small issues early—like a loose shingle or tiny leak—can save you thousands of dollars down the road. Prevent leaks before they happen.
  • Extends Roof Lifespan: Regular upkeep helps your roof stay in tip-top shape for as long as possible, delaying costly replacements.
  • Ensures Safety and Energy Efficiency: A damaged or poorly insulated roof can lead to whole home damage and high energy bills.
  • Avoids Roof Repair Costs: Regular inspections can prevent the need for extensive roof repairs by identifying and addressing issues early.

Think of a roof inspection as a health checkup for your home. It’s an investment in your property’s value, longevity, and your peace of mind.

Is the Roof Inspection Worth It?

Your roof works to protect your home, but like any critical home component, it needs care and attention. Hiring a qualified roof inspector can prevent small cracks from growing into major problems, extend the lifespan of your roof, and ensure your home remains safe and energy-efficient.

So, when was the last time your roof got a checkup? If the answer isn’t recent, it might be time to call in the pros. Your roof—and your wallet—will thank you.

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Preston Guyton