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Roof inspection basics

Get the lowdown on what to expect during a routine roof inspection

Your roof is the unsung hero of the home—protecting your family from harsh weather, extreme temperatures, and pesky critters. However, it's essential to perform regular roof inspections to keep your roof in fighting shape. Roofing inspections will check for any issues that need repairing, out-of-place items, and whether your roof is withstanding the test of time. But how does this differ from a regular home inspection, and how often do you need to check on your roof? Here's everything you need to know about roof inspections.

Why do you need a roof inspection?

Residential roof inspections are highly recommended because they can detect damage from weather and pests, as well as structural issues caused by improper installation or poor maintenance. A professional roof inspector carefully inspects all components of the roof, from shingles and flashing to the ventilation system, to ensure it is structurally sound. Furthermore, routine inspections will regularly allow any issues and potential future problems to be detected and repaired promptly before they become costly repairs. Hiring an experienced roof inspector will ensure your roof is in good condition and avoid unnecessary costs!

Here's a quick rundown of why you might need a roof inspection:

• Annual inspection
• I noticed leaks coming from the ceiling.
• Experienced a recent storm that included high winds, debris, and heavy rain or snow
• Preparing your home for hurricane or snow season
• Looking to sell or refinance your home
• If you've recently purchased a home without a home inspection
• Your insurance company has requested a roof inspection

How often should you schedule a roof inspection?

Residential roof inspections should be scheduled at least once a year to catch potential problems early and avoid costly repairs down the road. This task is best conducted in early fall or early spring, and is even more critical if you've recently purchased a home that may not have had a proper inspection in up to ten years. It's worth noting that without an annual roof inspection, it's impossible to know how long your roof will remain in good condition, and it can also lead to bigger issues going undetected. Consequently, regular inspections are the most effective way to protect your home against costly future damage.

How much does a roof inspection cost?

It varies, based upon the type of roof inspection required. This depends on the extent of the inspection and the level of detail requested, the design and steepness of your roof, and the type of roofing material used.

Physical Roof Inspection

A physical roof inspection involves someone climbing onto the roof to conduct the inspection. This is the simplest type of roof inspection, and it relies primarily on visuals. The average cost of a physical roof inspection is between $75.00 and $200.00.

Drone Roof Inspection

Homeowners can request a drone roof inspection when there's too much risk to get onto the roof. This type of inspection typically occurs when the roof is very steep or not walkable. The drone flies around the exterior of the house, capturing video or stills. Expect to pay $150.00 to $400.00 for a drone roof inspection.

What's included in a roof inspection?

A roof inspector will examine every roof component, including its structural support, the roofing material's stability, and any signs of damage throughout the ceiling and walls.

Structural Inspection

The structural inspection will assess how well the overall roof system performs. This part of the evaluation requires looking for any signs that may point toward a sagging roof, based on how the roof planes are laid out. While the inspector is on the roof, they'll also look at the condition of your soffit, fascia, and gutters. If you have any skylights, chimneys, or vents, they'll check the grout, seals, and exterior for any signs of damage to these systems.

The structural inspection doesn't focus on identifying damaged or missing roofing materials; instead, it examines the condition of the roofing system's main components. Signs that your roof may be sagging include:

• Cracked, splintered, or rotted rafters or trusses
• Sagging ceilings
• Missing or damaged collar ties
• Missing or damaged rafter ties
• Exterior walls that are tilting or leaning

Material Inspection

The material portion of the roof inspection will focus on the roofing materials, including shingles, metal plates, clay tiles, and even slate shingles. The inspector will examine them for damage, missing materials, or staining from rust, moss, or water damage. The material inspection also includes checking the flashing underneath the roofing material for any signs of leaks, cracks, or pests.

Interior Inspection

The interior portion of the inspection will address any roof damage that isn't visible from the outside. Inspectors will check ceilings, attics, and even walls throughout the home. The signs will typically include the following:

• Water stains
• Wood rot
• Mold
• Holes in the walls or ceilings
• Beams of light coming into the attic from the ceiling.
• Pests in the attic