Quick Answer: A real roof inspection checks the roof surface (shingles, flashing, pipe boots, vents, and ridge), the path water takes off the roof (valleys, drip edge, and gutters), and the attic when there’s access. You should get photos of anything the inspector flags and a written verdict: the roof is fine, it needs a repair, or it needs to be replaced. Most take 30 to 60 minutes, and ours are free.
Homeowners ask us some version of this every week: “What are you actually going to do up there?” It’s a fair question. A “free roof inspection” can mean a careful look at every part of your roof. It can also mean a salesperson glancing up from the driveway and telling you the whole thing needs replacing.
Below is what we check on every roof inspection, in the order we check it, and what you should have in hand when we leave. Use it to judge any roofer who climbs your ladder, including us.
What does an inspector check on the roof itself?
The inspector should get on the roof whenever it’s safe to walk. You can’t feel a soft spot in the decking or lift a shingle tab from the ground. Here’s what we look at up there.
Shingles
We look for cracking, curling, cupping, and blistering, plus bare spots where the granules have washed off. We check for hail bruises and lift tabs by hand to find wind creases or shingles that have come unsealed. Wind damage is usually invisible from the ground, so this part can’t be done from a ladder.
Granule loss also tells us roughly how much life the roof has left. That’s often more useful than the install date.
Flashing
Flashing is the metal that seals the joints on your roof: around the chimney, where the roof meets a wall, and down the valleys. This is where most leaks start. When someone calls us about a leak, the cause is usually flashing, not shingles. An inspection that skips the flashing isn’t really an inspection.
Pipe boots, vents, and other penetrations
Anything that goes through the roof gets checked. That means pipe boots, exhaust caps, vents, skylights, and old satellite dish mounts. Rubber pipe boots tend to crack from sun exposure somewhere around 10 to 15 years. Replacing one is a cheap fix. Missing it can mean a stained ceiling and drywall repair later.
Ridge cap and roof vents
We check the ridge cap and make sure the ridge vent or box vents are clear and in one piece. These are the exhaust side of your roof ventilation system, and poor ventilation makes the whole roof age faster.
How does an inspector check where water drains off the roof?
Water takes the same path every time it rains or snow melts, so we follow it too. We check the valleys, where two slopes meet and funnel water together. We check the drip edge along the eaves and make sure the gutters are pitched to drain. If your gutters are getting old, we’ll also tell you whether they’re worth keeping when the roof is replaced.
In Utah we also look for signs of past ice dams. Ice dam damage is easy to spot even in July if you know what to look for. Watch for stained fascia boards and a wavy line along the eaves.
Why should a roof inspection include the attic?
The attic shows problems you can’t see from the roof. A lot of inspections skip it, but when there’s access, we go up. Here’s what we look for:
- Daylight or water stains on the underside of the decking. Leaks usually show up here before they ever reach your ceiling.
- Decking condition from below. Soft spots, delaminating plywood, and dark rings around nails or penetrations. (Here’s why decking matters.)
- Ventilation problems. Insulation stuffed into the soffits, missing baffles, or bathroom fans that blow into the attic instead of outside. These cook your shingles in summer and help build ice dams in winter.
- Moisture and frost. Rusty nail tips and matted insulation mean warm, wet air is getting trapped up there.
Some homes don’t have attic access, and that’s fine. But if an inspector never asks about the attic at all, that tells you something about how thorough the rest of the inspection was.
What should you get after a roof inspection?
You can’t see your roof yourself, so what you get afterward matters as much as the inspection. You should leave with three things.
- Photos of every problem. If an inspector says your flashing is failing, they should be able to show you a photo of it. That goes for us too.
- A clear answer, in writing. The roof is fine, it needs a repair, or it needs to be replaced. For a repair, you should get a realistic cost range. For a replacement, you should get an itemized written estimate. A good company will also tell you when your roof is fine. If they never say that, they’re selling, not inspecting.
- Time to think it over. If a price is only good “if you sign today,” that’s a sales tactic. We wrote about the most common high-pressure tactics so you can spot them.
Keep those dated photos even if nothing is wrong. If a hailstorm hits next year, they show what your roof looked like before the storm. That can make an insurance claim much easier to document.
When should you get a roof inspection?
Once a year is ideal. If that’s not realistic, make sure you get one:
- After a big hail or wind storm
- Before you buy or sell a home
- Once your roof is about 15 years old
- When you see a ceiling stain or find shingles in the yard
- In the fall, before the snow, since repairs are easier on a dry roof
If you’d like us to take a look, you can schedule a free inspection. “Your roof is fine” is something we tell homeowners all the time. For more background, read why regular roof inspections are worth it.
Key Takeaways
- A real inspection means someone walks the roof when it’s safe, not a look from the driveway
- Flashing and pipe boots cause more leaks than shingles, so they need a close look
- The attic shows leaks, decking damage, and ventilation problems before they reach your ceiling
- You should get photos of every problem and a written verdict: fine, repair, or replace
- “Your roof is fine” should always be a possible answer
- Dated inspection photos can help document a future storm claim
- Get an inspection once a year, after major storms, and before buying or selling a home
Frequently Asked Questions
How long does a roof inspection take?
Most roof inspections take 30 to 60 minutes. Bigger homes, steep roofs, and a full attic check take longer. At the end you should get photos and a written summary, not just a thumbs up.
How much does a roof inspection cost?
Homer Roofing’s roof inspections are free, with no obligation. Some companies charge for inspections. Either way, what matters most is what you get: photos, honest findings, and a written estimate if work is actually needed.
Do I need to be home for a roof inspection?
No, you don’t need to be home for the outside part of a roof inspection. Being home helps if you want the attic checked, want to see the photos right away, or have specific spots you want us to look at.
Will an inspector walk on my roof or use a drone?
We walk roofs whenever it’s safe, because you can’t feel a soft spot or lift a shingle from the air. Drones are the right tool for roofs that are too steep, wet, or icy to walk safely. Be wary of any inspection done entirely from the driveway.
How often should I get my roof inspected?
Once a year is ideal, and always after a major hail or wind storm. Roofs older than 15 years benefit most, because small problems on an aging roof turn into big ones fastest.
What happens after a roof inspection?
After a roof inspection, you should get photos and a written verdict: your roof is fine, it needs a repair, or it needs to be replaced. If work is needed, you should also get a written estimate and time to decide without pressure.
Can a roof inspection help with a future insurance claim?
Yes, a documented roof inspection can help with a future insurance claim. Dated photos show what your roof looked like before a storm, which makes new damage easier to document. If you do have storm damage, we can walk you through the claim process.