Whether you're buying a new home, assessing storm damage, or performing routine maintenance, a professional roof inspection provides a crucial assessment of your roof's condition. Knowing what the process involves helps you understand its value and what information you should receive. Here’s what typically happens during a thorough roof inspection:
Why Get a Professional Inspection?
While homeowners can spot obvious issues from the ground, a trained professional has the expertise and safety equipment to conduct a comprehensive evaluation. They can identify subtle signs of damage, assess the remaining lifespan, pinpoint potential leak sources, check for proper installation, and ensure compliance with local building codes.
The Inspection Process: A comprehensive inspection usually involves examining four key areas: structure, materials, interior, and workmanship.
Exterior Ground-Level Check:
- The inspector will likely start by walking around the house, looking for signs of damage visible from the ground.
- This includes checking siding and masonry near the roofline for stains (indicating potential leaks), examining gutters for sagging, blockages, or granule buildup (a sign of shingle wear), and looking for fallen debris or shingles on the ground.
Roof Surface Examination:
- This is the core of the inspection. The inspector will safely access the roof surface.
- Materials Check: They examine the condition of the shingles (looking for curling, blistering, cracking, missing tabs, granule loss), tiles, or metal panels. They assess wear and tear relative to the roof's age.
- Flashing: Critical areas like valleys, eaves, rakes, and penetrations (chimneys, vents, skylights) are checked. The inspector ensures flashing is properly installed, sealed, and free from rust or damage, as these are common leak points.
- Other Components: Ridge caps/vents, plumbing vent boots, and exhaust fans are inspected for damage or deterioration.
- Structural Signs: They look for signs of sagging, uneven roof planes, or deterioration of the roof deck.
Interior Attic Inspection:
- If accessible, the inspector will enter the attic space. This provides a crucial view of the roof's underside.
- Leaks & Water Damage: They look for water stains, mold, mildew, or rot on the underside of the roof decking, rafters, and insulation. Dark streaks are tell-tale signs of leaks.
- Ventilation: The inspector checks for adequate attic ventilation (soffit and exhaust vents) and ensures vents are not blocked. Poor ventilation can lead to moisture problems and reduce roof lifespan.
- Insulation: The condition and level of insulation are noted, as this impacts energy efficiency and moisture control.
- Structural Integrity: They check rafters and decking for sagging, cracking, or damage.
Workmanship Assessment:
Throughout the inspection, the inspector evaluates the quality of the original installation or previous repairs, looking for issues like improperly driven nails, incorrect shingle alignment, or poorly installed flashing.
What You Should Receive:
After the inspection, the roofing professional should provide you with:
- A Detailed Written Report: This outlines all findings, positive and negative.
- Photographic Evidence: Photos documenting any areas of concern or damage.
- Assessment: An evaluation of the roof's overall condition and estimated remaining lifespan.
- Recommendations: Specific suggestions for necessary repairs, maintenance, or potential replacement.
- Cost Estimate: Often, an estimate for recommended repairs or replacement can be provided upon request.
A professional roof inspection is a proactive measure to protect your home investment. It provides a clear picture of your roof's health, identifies potential problems before they escalate, and gives you the information needed to make informed decisions about maintenance, repairs, or replacement. Don't hesitate to schedule one, especially if your roof is aging or you suspect damage.
