What Does a Professional Roof Inspection Include?
When you don’t even notice, your roof struggles with harsh rain, intense heat, hail, and high winds that wear down roofing materials over time. Still, the roof might seem fine from the ground, but there can be damage beneath the surface.
This is when a roof inspection is required, during which the roofer can determine the defects and report them to prevent leaks. It includes the complete weather-shedding surface, structural framing, drainage paths, flashings, and attic space.
The Five Core Zones Evaluated During an Inspection
A professional assessment covers five different zones across your roofing system. Let’s consider that if there is a defect in one area, it can affect other components as well, which is why a complete inspection is important.
Zone 1: Roof Surface and Coverings
During this part of the inspection, the professional checks the roofing materials for damage.
- Asphalt Shingles: The professional checks for broken, curved, torn or loose shingles. They can also search for excessive granule loss that causes more asphalt aging.
- Tile and Slate: The inspection includes checking for cracked, broken, loose, or damaged tiles.
- Metal Roofing: They check panels, seams, and fasteners for damage, loose connections, or rust.
- Flat and Single-Ply Roofing: They also look over cracks, punctures, damaged seams, and other visible problems with TPO, PVC, or EPDM membranes.
Zone 2: Flashing and Roof Penetrations
Flashing helps keep water from entering areas where the roof meets walls, chimneys, vents, and other structures. Inspectors identify damaged, loose, or worn flashing around:
- Walls and chimneys
- Roof valleys
- Skylights
- Plumbing vents
- Other roof penetrations
They also check the seals around these areas for cracks or gaps where water could enter the home.
Zone 3: Gutters, Drainage, and Water Flow
Rainwater is carried away from your roof and home by gutters and downspouts. Inspect the drainage system to identify issues that may lead to water collection or overflow.
The issues may include:
- Clogged or blocked gutters
- Sagging or damaged gutters
- Loose or damaged downspouts
- Debris buildup
- Signs of poor drainage or water overflow
They may also look for areas where water collects on the roof or around the gutters.
Zone 4: Substrate and Structural Decking
The roof deck is the surface beneath the roofing materials and supports the roof system. Can be constructed from plywood, OSB or wood planks. An inspection will involve checking for softness, moisture damage, rot, deterioration, sagging or other indications of damage. These problems might need further evaluation or fixes.
Zone 5: Attic Space and Ventilation
When the attic is accessible, inspectors look under the roof and check for moisture, leaks, structural damage and poor ventilation. They can also inspect the rafters and trusses for sagging, cracks, and rot. This includes checking for:
- Water stains
- Damp insulation
- Signs of moisture
- Visible leaks
- Damaged wood
- Poor or blocked ventilation
- Signs of mold or other moisture-related problems
Attic ventilation is also important because excessive heat and moisture can affect the roof’s condition and other parts of the home.
Three Common Inspection Methods
Roofers select from these three methods based on roof pitch, height, weather, and home design.
Physical Walk-On Inspection
A close physical roof inspection examines the roofing materials and identifies visible signs of damage or wear. When it is safe, they may walk on the roof to check for soft areas, damaged shingles, loose materials, and other problems that may not be easy to see from the ground.
The inspection method may be based on the roof’s condition, slope, and accessibility.
Aerial Drone Surveys
A drone can capture photos and video of the roof from different angles. This can be useful for steep roofs, multi-story homes, or areas that are difficult to access safely.
Drone images can help inspectors identify visible damage. However, a drone cannot detect soft decking or find moisture beneath undamaged roofing materials.
Additional Inspection Tools
If they need more information about any roof cause, they can use other tools, if they consider that to be a roof cause. For instance, infrared cameras can detect moisture or other problems by detecting areas with abnormal temperature differentials.
These tools can provide useful information, but they may still not detect every hidden problem. This necessitates an inspection to determine the accurate cause.
When Homeowners Should Schedule a Roof Inspection
This decision can depend on the roof’s age, condition, and exposure to weather.
1. Routine Maintenance Schedule
The table below shows some common times to inspect your roof.
| Roof Age/Time | Recommended Check | What to Look For |
|---|---|---|
| Roof Under 10 Years Old | Annual inspection | Look for early signs of wear, sealant cracks, and gutter blockages. |
| Roof Over 10 Years Old | More frequent inspections | Monitor aging materials and areas that may need repair. |
| Spring | Seasonal check | Check for damage to flashing, shingles, and other areas after winter weather. |
| Fall | Seasonal check | Clean gutters and drainage areas and remove leaves or other debris. |
2. After Severe Storms or Hail Events
Storms, hail and high winds can damage roof membranes in the North Texas area. Granules may be lost from shingles, vent caps can crack and flashing seams can be damaged by hail. Shingle tabs can be blown up and sealant strips can be broken during high winds.
It is important to have the roof inspected and documented by a licensed roofer after a major storm. This documentation can help provide evidence to support an insurance claim.
3. Buying or Selling a Property
Roof reports can assist home buyers in understanding the present condition of the roof and identifying some necessary repairs. Sellers can also schedule an inspection to find out potential problems and fix them before listing the property. Otherwise, these issues can impact the home’s value.
4. Warranty and Insurance Coverage
Roofing manufacturers may require written inspection records to keep certain material warranties valid. Insurance companies may also ask for a roof condition report when providing coverage for an older home.
If you also need to get your roof checked, Allen Roof Pros can connect you with a local professional for a roof inspection in Allen, TX.
How to Read Your Roof Inspection Report
You will receive a comprehensive written report within 24 to 48 hours after the inspection. A clear report provides plain descriptions and photos so you can verify every finding yourself:
1. System Overview
This section outlines your roof’s material type, estimated age, overall slope pitch, and an estimate of remaining service life.
2. Photo Documentation
Quality reports include three types of photos:
- Location Images: Wide shots showing which slope or roof section has an issue.
- Detail Images: Close-up photos showing the exact cracked tile, lifted shingle, or rusted flashing.
- Pattern Images: Photos demonstrating whether wear appears across one section or the entire roof.
3. Clear Severity Classifications
Inspectors group findings into distinct severity levels so you know what needs immediate attention:
- Cosmetic: Minor surface marks or slight granule loss that do not threaten water protection.
- Monitor: Non-urgent wear items to re-check during future maintenance visits.
- Repair Recommended: Isolated damage that a roofer can fix with a targeted repair.
- Replacement Recommended: Widespread material breakdown or deck rot where repairs will not hold.
- Immediate Protection: Active leaks or open surface holes that require temporary tarping right away.
Final Recommendations
A professional roof inspection checks your entire waterproofing system. They evaluate shingle integrity, flashing transitions, gutter drainage, structural decking, and attic ventilation.
You need to consider that when you take a step for the roof inspection service, it can fix the issues earlier and even prevent the expenses that come with major damage.
FAQs
A roofing system evaluation for residential homes is typically $150-$400, while specialist roofing systems assessments such as drone video camera or infrared thermal scanning are generally $200-$500 or more.
The roof should be inspected once a year if it is less than 10 years old. Check it twice a year if it's more than 10 years old: in spring and fall. Inspect immediately after heavy hail or high wind storms also.
Not always. A free inspection is often provided by a roofing company as part of its sales process. With a paid inspection, you get a written report on your roof's condition without sales pressure.
The average time is between 45 minutes to two hours. The inspector will examine shingles, flashing, gutters, and any accessible attic areas.