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What a roof inspection includes
Quick takeaways
- Exterior review of coverings, flashings, penetrations, and drainage.
- Attic or underside checks when safe and accessible.
- Low-slope areas reviewed as their own system.
- Photos and plain-language notes you can keep—without pressure to buy on the spot.
Exterior pass
A thorough exterior pass looks at shingle or membrane condition, ridge and hip caps, pipe boots, skylight curbs, chimney flashing, wall step flashing, and gutter discharge. Walk the perimeter when safe and scan each slope for missing tabs, hail bruising, debris dams in valleys, and fasteners backing out. On low-slope sections, note ponding indicators, seam wrinkles, and termination height at walls. The goal is a factual picture of how water is supposed to leave the roof—and where that path is interrupted.
Interior and attic pass
When access is safe, inspectors review deck stains, daylight at penetrations, disturbed insulation, and ventilation paths without damaging finishes. They may note bath fan terminations, baffle condition, and frost history on nails. Attic evidence often explains ceiling stains that are not obvious from outside. If the attic is sealed, inaccessible, or spray-foamed, the scope should say what could and could not be viewed.
Low-slope and mixed systems
Homes with porches, townhome segments, or commercial-style wings may have membrane areas tied into shingle fields. Each system has different failure modes. Inspection should name which sections are membrane vs. steep slope and comment on transitions—those joints are frequent leak zones.
What a good report looks like
You should receive clear language on findings, photos keyed to locations, and prioritized recommendations—not a verbal-only sales pitch. Urgent items (active leak paths) should be separated from maintenance (moss, minor flashing seal). Timelines can be approximate; honesty about uncertainty beats false precision.
After the visit
Use the report for maintenance planning, insurance discussions, real estate disclosures, or comparing repair quotes. Follow-up inspection after major repairs verifies closure. Inspection does not transfer ownership of future storms; it documents conditions on the day visited.
Common questions
How long does an inspection take?
Many single-family homes take under an hour on site; complex architecture, limited access, or steep sites take longer. Report delivery time should be stated up front.
Is drone imagery required?
Helpful on tall or steep roofs, but ground and attic views remain core. Drones supplement—they rarely replace flashing detail at close range.
Should I be home during inspection?
Helpful so you can point out stain locations and access paths, but not always required. Ask how the inspector will access the attic and yard gates beforehand.
When you want a professional opinion
These guides are for learning—not a substitute for an on-site review. If you need a documented inspection, a clear repair scope, or help with active water, use the paths below.
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