Roof inspection guide: what’s checked, what it costs and how often to get one

A roof usually gives small warnings long before it leaks into the house: a few lifted shingles, cracked flashing, granules piling up at the bottom of a downspout. A yearly look catches those while the fix is still cheap. Here is what an inspection involves, how to do the first pass yourself without climbing up, and when to call a roofer.

How often should a roof be inspected?

The National Roofing Contractors Association (NRCA) recommends inspecting residential roofs at least twice a year, preferably in spring and fall, plus after any severe weather such as a hurricane, tornado or hailstorm. State Farm gives the same advice: look at least twice a year, in fall and spring. In cold climates, a fall check lets repairs finish before snow, and a spring check finds winter damage. After a large storm, check even if nothing looks wrong from the ground.

What a roof inspection covers

A home inspection standard published by InterNACHI lists what an inspector should report on. The same list is a useful guide when you compare a roofer’s inspection:

• The type of roof covering and its visible condition: missing, damaged, cupped or buckled shingles, granule loss, moss or other growth, signs of earlier repairs and how many layers there are.
• Flashing around chimneys, vents, skylights and other roof penetrations.
• The gutters and downspouts, and any overhanging branches that touch the roof.
• The chimney and other things that pass through the roof.
• Roofing trim such as soffits and fascia boards.
• From the attic, signs of moisture, damaged sheathing or damaged framing.
• How the roof was inspected, for example from a ladder at the eaves or from the ground with binoculars.

A safe ground-level check you can do yourself

NRCA does not recommend that homeowners walk on roofs unless they have the experience and equipment to do it safely. Stay on the ground and hire a pro for anything that needs a closer look.

• Use binoculars from the ground. Look for missing, curling, cupping, broken or cracked shingles and for damaged valleys.
• Check gutters and downspouts for large amounts of shingle granules. Some granule loss is normal as roofs age, and excessive loss may point to a problem (State Farm).
• Look at the flashing around plumbing vents and chimneys. It should not be rusty, cracked or loose.
• Look for water pooling on low-slope roofs, which can mean poor drainage.
• Check the attic and ceilings for stains, discoloration and daylight. FEMA says staining can be a sign of water getting in.
• Take dated photos each year so you can compare.

Why flashing deserves special attention

FEMA notes that flashing, the thin layer of waterproof material at chimneys, skylights and other roof projections, keeps moisture out of the home, and that cracks, debris or gaps between the flashing and the roof or wall let water in. High winds can damage it. If you see staining in the attic or damaged flashing, FEMA advises getting professional help to find the cause of the leak or replace the flashing.

What a roof inspection costs

Estodia’s rough planning range is $0 to $400. Some roofers inspect for free when they expect to quote repair or replacement work, while an independent inspection, or one that uses a drone or infrared camera, costs more. Repairs are extra. Treat that as an estimate, not a quote.

How to compare roof inspection quotes

• Ask what the price includes and how the roof will be inspected (ladder, drone, walking the roof, attic).
• Ask for a written report with photos of every problem found.
• Ask for repair prices itemized by problem so you can fix the urgent items first.
• Ask to see proof of insurance, and check whether your city or state requires roofer registration or a permit.
• Get two or three quotes for the same scope before agreeing to a large repair.

Put it on the calendar

Set a reminder for spring and fall. A free Estodia account adds roof inspections to each home’s plan, times them for your climate, keeps your photos and notes together, and lets you request quotes without sharing your phone number or email with pros.

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