What a roof inspection covers

A home inspector looks at a roof from the ground or the gutter line and writes "recommend evaluation by a roofer." A roofer's inspection is that evaluation. We get on the roof, look at the parts that actually fail, and tell you in plain terms whether it needs nothing, a repair, or a replacement, and roughly when.

What we check

The shingles themselves: curling, cupping, cracking, missing tabs and how much of the protective granule coating is left. Granules piling up in the gutters are a sign the roof is wearing out.
Flashing at the chimney, walls, skylights and every pipe or vent that passes through the roof.
Valleys, where the most water runs.
The deck, walked for soft spots that point to rot underneath.
Ventilation. Intake at the soffits and exhaust at the ridge or vents. A roof that cannot breathe ages from the inside.
The attic, when we can get to it, for stains, daylight, frost or mold on the underside of the deck.
Gutters and downspouts, because an overflowing gutter can look like a roof leak from inside.

Who asks for one

Buyers want to know whether the roof on a house they are about to buy has five years or fifteen left, because that is a real number in the negotiation. Sellers want to fix a problem before a buyer's inspector finds it. Owners of older roofs want to know whether to budget for a replacement next year or keep going. And anyone who has just had a storm wants to know if anything was damaged before a small problem becomes a leak.

What happens next

You get a straight answer and photos of anything that matters. If the roof is sound, we say so. If it needs a repair, we price the repair. If it is at the end of its life, we tell you how long we think you have and what a replacement would involve, so you can plan instead of reacting to a leak.

Common questions

How often should a roof be inspected?

Once it passes about 15 years old, a look every couple of years is sensible, and after any major wind storm or a winter with heavy ice. A newer roof mostly needs attention after storms.

How long does a roof inspection take?

Usually under an hour for a typical house, longer if we are also checking the attic or the roof is large or steep.

Can you tell how old my roof is?

We can usually give a good estimate from the shingle style and its wear. If you have the original paperwork or permit, that settles it.

Is a roof inspection different from a home inspection?

Yes. A general home inspector surveys the whole house and often views the roof from the ground. We get on the roof and look closely at the flashing, valleys, deck and ventilation, which is where roofs actually fail.

This page was last updated in September 2026.

Roof inspections that tell you the truth