What Happens During a Roof Inspection? A Step-by-Step Guide for Homeowners

Tennessee’s volatile weather conditions take a toll on your roof. With the summer heat, unexpected storms, and winter freezes, a lot can happen to your roof in just a year. That’s exactly why an annual roof inspection is crucial. But if you have never had one, you don’t really know what to expect. Let’s walk you through it today.

A roof inspection done by an expert roofing contractor involves a thorough evaluation of your entire roofing system. The roofer examines everything, including the shingles, gutters, ventilation, flashing, and the decking. Once the roof inspector assesses your roof, they provide a written report comprising photos of the roof’s condition or any damage with solution recommendations.

Key Takeaways:

• Roof inspections combine ground-level scans, attic checks, on-roof assessment, and detailed analysis of the roof’s condition and life expectancy. The inspector provides you with a written report with images, diagnoses, and recommendations.
• Inspectors use drones when needed and evaluate a roof from start to finish, including shingles, gutters, flashing, structure, and ventilation.
• Roof inspection costs between $150 and $400. Free inspections are often available but are mostly sales-driven.
• A detailed inspection takes at least 30 to 45 minutes. One that ends in 20 minutes isn’t a real assessment.

The Roof Inspection Process Step by Step

Wondering what’s included in a roof inspection? Below is a step-by-step breakdown of the entire process.

The Inspector Schedules the Visit and Confirms Roof Access

After you call a certain roofing company and schedule an appointment, their roofing inspector calls or emails you to confirm some basic details such as size of home, type of roof, number of stories, accessibility to the attic, and whether you have a gate, pet, or any other access restrictions.

On arriving, the inspector does a quick walk-around and plans the safest approach to reach the roof.

A Ground-Level Scan of the Roofline, Gutters, and Visible Surfaces

The examination starts from the ground with the inspector walking your home’s perimeters and scanning the roofline with a camera or binoculars.

The roofing inspector is basically looking for the following issues from the ground up:

• Uneven rooflines or sagging, pointing to structural problems
• Damaged, curled or missing shingles visible from the ground
• Gutters that are overflowing, pulling away, or bowing
• Evident flashing damage around the vents and chimneys
• Granules washing away in the splash zones underneath the downspouts

The ground-level scan helps the inspector get a snapshot of the roof, so he/she starts creating a roadmap of the best way to access the roof and whether or not the roof is safe to walk on or the inspector would have to resort to alternative methods.

Assessment of the Flashing, Penetrations and Shingles from the Roof

The core roof inspection begins with the inspector checking every component of the roof up close. Inspectors usually use either of the two methods below to inspect your roof:

• The roofer walks on the roof slowly to catch any soft spots that are indicative of rotting foundations. If any part feels soft and spongy or starts to loosen under pressure, odds are high that moisture has damaged the decking underneath.
• Some roofing professionals use drones to examine the roof as they can easily reach tight valleys, high dormers, and steep portions that a person cannot reach safely. A drone helps them document the problem zones from various angles. Secondly, wet-metal, tile, and steep roofs cannot be walked on, so a drone comes in handy when inspecting such roofs as well.

During the topside examination (be it through walking on it or via a drone), the inspector checks:

• Shingles and roofing material: They look for cupped, curled, cracked, or missing shingles. They also see if there’s any granule (protective covering on the shingles) loss by examining the gutters for granule buildup. Thirdly, they also count the shingle layers. More than two layers is a code violation and often a disguise for older and deeper problems.
• Roof penetrations and flashing: Flashing refers to the metal surrounding the skylights, vents, pipe boots, and chimneys. It is a common source of leakage. The roofing contractor will check every possible penetration for rust, separation, cracked sealant, or lifted edges. They pay special attention to the chimney flashing, as it is a connecting point between the roofing and masonry and a typical failure point.
• Drainage and gutters: The professional checks if the gutters are secured properly, pitched towards the downspouts, and clear of any debris. They also analyze them for granule accumulation and confirm if the downspouts flush the water away from the roof’s foundation.
• Ridge, hip, and valley lines: Next, they examine the ridge, hip, and valley lines. Valleys are quite critical as they manage the heavy runoff during storms, and compromised valley linings send the water directly into the roof’s decking.

Attic and Interior Examination for Structural Signs, Ventilation and Leaks

A comprehensive roof assessment is never complete without checking the interior. The roofing examiner enters the attic to look for:

• Darkened wood or water stains on the roof deck’s underside. Such stains suggest leaks.
• Daylight peeking through the decking, which means the decking has gaps or holes.
• Ventilation problems, as improper airflow results in mold, premature shingle damage, and moisture buildup. The inspector checks if the soffit vents are blocked or not and if the ridge vents are functioning properly.
• Condition of the insulation, as wet, compressed, or displaced insulation reduces the energy efficiency and is a sign of constant moisture intrusion.
• Musty odors and the presence of mold, as both are signs of hidden moisture.
• Walls and interior ceiling for sagging drywall, peeling paint, or water stains.

What Roof Inspectors Check For

The table below gives a quick snapshot of what the inspector checks for, so you know what not to miss out on.

A Walkthrough of Findings, Followed by the Written Report

Once the inspection is complete, the professional will share all the findings with you supported by photos and documentation, so you understand the root cause. That is a good time to ask any questions and clarify all your concerns. 

Following the briefing, they deliver a written report, which includes the following:

• Overall summary of the roof’s condition and an estimated number of the roof’s remaining life
• Photos of every possible issue detected, including drone imagery if used
• Findings by different parts: shingles, gutters, flashing, roof substrate, attic
• List of repairs including urgent issues, and problems that only demand monitoring
• Documentation of any hail or storm damage (Hail damage often appears as granule loss with no surface dents so in case of hail damage, it should be mentioned explicitly)
• Notes that come in handy when selling your home or filing an insurance claim

How to Prepare for a Roof Inspection

Preparing for a roof inspection is significant as it helps the inspector conduct an effective assessment efficiently. Some effort on your part saves time and money.

Here’s how you can prepare:

Clear Access to the Roof and Attic

Ensure the roof and attic are accessible so the inspector can reach them easily.

• Move any furniture, vehicles, or debris away from your house’s exterior
• Clear the attic’s entry of any obstruction such as stuff piled up in front of the door
• Trim tree branches hanging over the roof
• Unlock doors or gates that the roofer would have to access

Gather Your Roof’s History

Your roof’s history helps the inspector understand its age, quality, past issues, and its ability to handle existing or potential damages. Make sure to:

• Know your roof’s age, and if you are unaware of it, ask the previous owner, or check your home’s permit history
• Find and arrange any warranty documents, past inspection reports, and repair documents
• Note its roofing material, such as metal, asphalt shingles, or tile

Note Down the Issues You’ve Identified Already

A wise move is to check your roof and ceiling every now and then and jot down if you notice the following:

• Missing shingles
• Water stains
• Leakage patterns
• Granule accumulation in gutters

Don’t forget to take photos of the problems you observe. Compile all the data in a file. It would come in handy when the inspector visits, allowing him to closely inspect the core problem areas.

How Long Does A Roof Inspection Take?

A single-story home under 2,000 sq ft with a simple roof demands 30 to 45 minutes for the roof assessment. Roof inspection of average-sized homes of around 2,150 – 2,400 sq ft takes around 45 to 75 minutes. Bigger homes with roofs more than 3,000 sq ft, complicated roofs, or properties with multiple dormers, steep pitches, skylights, or roof planes need around 90 to 120 minutes.

Factors that affect the inspection timeline include:

• Size of the roof: A bigger roof equals more surface area, which means the roofer needs more time to check the transitions, water entry points, decking etc. 
• Pitch and slope: Steep roofs are tricky to climb and walk on, requiring more safety gear and caution
• Vents, skylights, and chimneys: More penetration points means there are more flashings to check
• Attic accessibility: Attics full of stuff take longer to navigate and inspect
• Roof’s condition: Storm damage increases the inspection’s duration because all the affected points need individual measurements and photos

Two important points to note: 

1. Never rush an inspection, and if an inspector claims he can thoroughly examine your roof in just 20 minutes, it is likely a red flag. A quick walkthrough is nothing compared to a thorough assessment. Rushing the inspection does save some time at that point but only costs more stress and money later on in an underpaid or denied insurance claim.
2. Average home size varies significantly by region. A 2,600+ sq ft home is considered average in Tennessee but large in California. Understand your local market first and then assess your property.

What a Roof Inspection Costs

Standard roof inspections in the Murfreesboro and Middle Tennessee markets run $150 to $400 depending on the roof’s size and complexity. Certified roof examination reports for real estate cost around $250 to $350, and structural engineer assessments cost $500 to $1,000+. Insurance-related examinations are usually free. 

Many local roofers often offer free roof assessments, but a lot of them are done only with the intention to find more work. If the roofer rushes through the inspection and persistently asks you to get a roof repair or replacement, the inspection may not have been as objective as it ought to be.

That’s precisely why we take a different and more understanding approach at Roof Troops Roofing. We carry out an elaborate roof check and transparently communicate all our findings to you, supported by documented notes and photos. If your roof’s in good shape, we tell you that. If a repair can buy you some years, we suggest that. If you need a full roof replacement, we clearly state that, backed by reasoning.

What You Get After the Inspection

Reputable roof examiners produce a comprehensive, written report of the inspection, not just a verbal account. The report contains:

• Transparent account of the roof’s condition: The report gives you a clear and honest picture of where your roof stands: whether it is in good shape, or shows normal wear and tear, or is completely failing.
• Estimated remaining life: You get an idea of your roof’s remaining years, allowing you to better plan for a roof replacement.
• Photos of problem areas: Visual documentation, including images of the damage to understand your roof’s condition. It also comes in handy for filing an insurance claim.
• Findings by components: All the issues are broken down by the parts of your roof, such as attic, flashing, gutters, shingles, and structure, so you know what to fix where.
• Separation of major and minor issues: Some issues demand immediate action, others don’t. The report distinguishes between the most pressing problems and those that can wait some time.
• Documentation of storm or hail damage: Contrary to storm damage, hail and wind damage aren’t usually that visually obvious. The report specifically mentions every kind of damage, helping you file the right insurance claim.
• Helpful notes: The roof inspection report is the official record of your roof’s condition. It can provide leverage during a home sale negotiation and support insurance claims.

Signs of a Thorough Inspection

Wondering if the inspector did a thorough job with assessing your roof? Below are the signs of a meticulous roof inspection:

• The inspector spends a minimum of 30 to 45 minutes on-site (longer for bigger, more complicated roofs)
• The inspector doesn’t just roam around, but actually checks components properly
• They examine the attic and the exterior of the roof
• They take multiple photos of the roof and its different parts, and note down all the findings
• They explain their findings in simple language, minus the jargon
• They deliver a detailed, written report with recommendations
• They happily walk you through the analysis and patiently answer questions 

Questions to Ask Before You Hire

We have seen too many homeowners fall for high-pressure sales tactics and hire a roofer without doing their due diligence. Asking the inspector the following questions helps you separate a salesman from a real professional.

• How long have you been inspecting roofs? Someone with at least 2 years of experience is worth considering. A noob obviously isn’t at the level of an expert.
• Are you licensed and insured? Licensed, certified, and insured roofers are trusted.
• What does the inspection include? When a professional gives you a detailed account of the assessment, they really know their craft.
• Do you provide a written report with photos? Proper documentation helps you know your roof better and supports you with insurance claims.
• How long will the inspection take? Inexperienced or insincere roofers only looking to make a sale will hardly spend much time.
• Will you walk me through your findings? If they don’t, you cannot rely on them.
• Do you do repairs too? If yes, it is likely they are simply seeking more work and money.

Scheduling Your Roof Inspection

You now have all the information you need to know about a roof inspection and how to get one the right way. With Roof Troops, you won’t have to worry because we are incredibly honest and thorough with our inspections. Our founder, Done Hane, lives and works in Murfreesboro and cares deeply for all the people living here, which is reflected in our objective assessment and transparent judgment.

To get straight answers about your roof’s condition, get in touch with us and book your inspection today.

FAQs

Should I be present during the roof inspection?

Yes, you should be present during a roof inspection so you can see how the inspector works, ask questions in real time, and check all the documentation.

How is a commercial roof inspection different from a residential one?

Typically, commercial roof inspections span over 1 to 3 hours and involve complex systems such as rooftop equipment, multiple drainage points, low or flat-slope membranes, and more penetrations. Commercial inspectors sometimes use moisture testing or infrared scanning to find hidden water intrusion, which is common on flat roofs. A commercial report is written mostly for asset managers, property managers, and the board of management.

Should I get a separate inspection after a new roof is installed?

Yes, for sure. A post-installation inspection by an independent, third party ascertains the job was authentic and that the warranty requirements were fulfilled.

Can an inspection detect hidden or slow leaks?

Yes, inspection can detect slow or hidden leaks to a certain extent. Professionals search for darkened wood, water stains, and other signs of moisture in the attic. If a leak is active, it is evident through dampness or staining.

Is a dedicated roof inspection different from a general home inspection?

Yes, the two are different. A general home inspection comprises the roof as one of the items an inspector checks. They check for apparent problems but don’t assess the roof in detail. A dedicated roof examination is quite thorough and inspects every component of the roof, including insulation, structure, foundation, ventilation, gutters, flashing, and shingles.

Will an inspector walking on my roof cause damage?

An experienced, competent inspector will walk your roof very cautiously, taking all the precautionary measures to ensure they don’t damage the roof. They know how to step on a weak roof, where to step, areas not to walk on, and how to distribute their weight. If the inspector suspects your roof is steep or fragile and cannot handle their weight, they will use a drone to inspect it.