Roof Inspection Checklist: What Professionals Look For

A comprehensive roof inspection is like a physical exam for your home's most important protective barrier. Whether you're buying a home, preparing for storm season, or just maintaining your property, understanding what professional inspectors look for helps you make informed decisions about repairs and replacements.

Why Professional Roof Inspections Matter

Most homeowners can spot obvious problems—missing shingles, visible leaks—but professional inspectors identify subtle issues before they become expensive disasters:

• Early problem detection: Catch small issues before they require major repairs
• Accurate lifespan estimates: Know when to budget for replacement
• Insurance documentation: Pre-damage documentation supports future claims
• Home sale support: Inspections provide buyer confidence or identify needed repairs before listing
• Warranty compliance: Many manufacturers require regular inspections to maintain warranties

Exterior Roof Inspection Points

Professional inspectors start with a comprehensive exterior examination, checking every component that protects your home from the elements.

Shingles and Roofing Material

This is where most visible damage occurs:

• Missing shingles: Wind, storms, or poor installation can dislodge shingles
• Cracked or broken shingles: Age, impact, or thermal cycling causes cracks
• Curling edges: Indicates aging shingles nearing end-of-life
• Granule loss: Bald spots mean shingles have lost protective coating
• Buckling or warping: Suggests moisture issues in the roof deck below
• Algae or moss growth: More than cosmetic—can shorten roof lifespan
• Blistering: Trapped moisture creates bubbles in shingles

For tile or metal roofs, inspectors check for:

• Cracked, loose, or missing tiles
• Rust or corrosion on metal panels
• Failed fasteners or loose screws
• Damaged or missing clips on metal roofing

Flashing Inspection

Flashing seals the vulnerable intersections on your roof. Inspectors examine:

• Chimney flashing: Step flashing and counter-flashing around the chimney
• Valley flashing: Where two roof planes meet—prone to leaks if damaged
• Skylight flashing: The seal around skylight frames
• Wall flashing: Where roof meets vertical walls
• Vent pipe flashing: Rubber boots around plumbing vents deteriorate over time
• Drip edge: Protects fascia and prevents water intrusion under shingles

Flashing problems to watch for:

• Rust, corrosion, or holes in metal flashing
• Cracked or missing sealant
• Lifted or loose flashing sections
• Improper installation (common DIY error)

Gutters and Drainage

Your gutter system is essential for roof longevity:

• Debris accumulation: Leaves, granules, and debris indicate maintenance needs
• Proper slope: Gutters should pitch toward downspouts
• Secure attachment: Loose gutters allow water behind fascia
• Downspout function: Water must discharge away from foundation
• Gutter condition: Rust, holes, or separated seams need repair
• Fascia damage: Behind gutters, check for rot or water damage

Roof Penetrations and Vents

Every penetration is a potential leak point:

• Plumbing vents: Check boot condition and seal integrity
• Exhaust vents: Kitchen, bathroom, and dryer vents should be sealed properly
• Roof vents: Ridge vents, box vents, and turbine vents for damage
• Satellite dishes or antennas: Mounting integrity and seal quality
• Solar panel mounting: Proper flashing and weatherproofing

Soffit and Fascia Examination

These components support your roofing system:

• Soffit vents: Proper ventilation prevents moisture buildup
• Rot or water damage: Especially common on wood components
• Pest damage: Look for holes, nests, or insect activity
• Paint condition: Peeling paint signals moisture problems
• Secure attachment: Loose boards need refastening

Chimney Assessment

If your home has a chimney, inspectors check:

• Masonry condition: Cracks, missing mortar, or loose bricks
• Chimney cap: Should be present and undamaged
• Flashing seal: Critical junction between chimney and roof
• Lean or tilt: Indicates foundation or structural issues

Interior Roof Inspection

What happens inside your attic tells as much about roof health as exterior inspection. Professional inspectors always check interior conditions.

Attic Inspection Points

From inside your attic, inspectors look for:

#### Water Intrusion Evidence

• Active leaks: Dripping water during or after rain
• Water stains: Discolored wood indicates current or past leaks
• Rot: Soft, spongy wood means prolonged moisture exposure
• Mold or mildew: Black, green, or white growth indicates moisture problems
• Rust on nails: Nail heads poking through decking shouldn't be rusty

#### Ventilation Assessment

Proper attic ventilation is critical for roof longevity:

• Intake vents: Soffit vents should be clear, not blocked by insulation
• Exhaust vents: Ridge vents, gable vents, or powered fans must function
• Air flow: Inspectors may use smoke to verify air movement
• Temperature: Excessively hot attics suggest poor ventilation
• Moisture levels: High humidity or condensation indicates ventilation problems

#### Insulation Evaluation

Insulation affects both energy efficiency and roof performance:

• R-value adequacy: Florida typically needs R-30 to R-38 in attics
• Even distribution: Gaps reduce effectiveness
• Moisture damage: Wet insulation doesn't insulate and promotes rot
• Compression: Compressed insulation loses R-value
• Ventilation blockage: Insulation shouldn't block soffit vents

#### Structural Inspection

From the attic, inspectors can see roof structure:

• Truss or rafter condition: Look for cracks, splits, or sagging
• Decking integrity: Warped, sagging, or damaged plywood/OSB
• Proper bracing: Hurricane straps and bracing in Florida homes
• Previous repairs: Quality and scope of past work

When to Schedule Roof Inspections

Different situations call for professional roof inspection.

Annual Inspections

We recommend yearly inspections for:

• Roofs over 10 years old
• Homes with significant tree coverage
• Properties in areas prone to severe weather
• Roofs with history of problems

Best timing: Spring (before summer storms) or fall (after hurricane season)

Post-Storm Inspections

After any significant weather event, schedule an inspection:

• Hurricanes or tropical storms
• Severe thunderstorms with high winds
• Hail (even if you don't think damage occurred)
• Tornado activity in your area

Even if you see no damage, hidden problems may exist. Our storm damage restoration team can assess and document storm impact.

Pre-Purchase Inspections

Buying a home? Never skip the roof inspection:

• Determine remaining useful life
• Identify repair needs before closing
• Use findings to negotiate price or repairs
• Plan for future replacement costs

Before Listing a Home

Selling your home? Pre-listing inspection helps:

• Address problems before buyers find them
• Demonstrate proactive maintenance
• Provide documentation to buyers
• Avoid last-minute negotiation surprises

After Roof Repairs

If you've had roof repairs completed, a follow-up inspection ensures:

• Repairs were done correctly
• No related damage was missed
• The problem is fully resolved
• Documentation for warranty purposes

Warranty Compliance

Many roofing warranties require periodic inspections:

• Check your warranty terms for requirements
• Schedule inspections as specified (often annually or every 2-3 years)
• Keep inspection reports with warranty documents
• Missing required inspections may void coverage

Professional Inspection vs. DIY Assessment

While homeowners can and should monitor their roofs, professional inspections offer distinct advantages.

What Homeowners Can Do

From the ground or through binoculars, you can check:

• Obvious missing or damaged shingles
• Sagging areas visible from street level
• Clogged gutters filled with debris
• Visible flashing damage
• Interior ceiling stains indicating leaks

When to DIY: Quick checks after storms, between professional inspections

Why Professionals See More

Licensed inspectors provide value you can't replicate:

#### Safety and Access

• Safely access steep or high roofs
• Proper equipment for thorough examination
• No risk of homeowner injury

#### Training and Experience

• Recognize subtle signs of damage
• Identify manufacturer defects
• Spot improper installation
• Understand building codes and requirements

#### Comprehensive Reporting

Professional inspections include:

• Detailed written reports
• Photographs of all findings
• Repair recommendations with priorities
• Cost estimates for needed work
• Documentation for insurance or home sale

#### Infrared Technology

Many professional inspectors use thermal imaging:

• Detects moisture hidden under shingles
• Identifies insulation gaps
• Reveals air leaks
• Finds problems invisible to the naked eye

#### Liability and Insurance

• Professional inspectors carry liability insurance
• Reports have legal standing for disputes
• Expert testimony available if needed

Understanding Your Inspection Report

Professional inspection reports classify findings by severity to help you prioritize action.

Immediate/Critical Issues

These require urgent attention:

• Active leaks
• Structural damage
• Missing large sections of roofing
• Imminent failure of components

Action needed: Repair within days or weeks

Moderate Concerns

Problems that will worsen but aren't yet critical:

• Isolated damaged shingles
• Minor flashing issues
• Beginning stages of deterioration
• Inadequate ventilation

Action needed: Repair within months to a year

Maintenance Items

Preventive work that extends roof life:

• Gutter cleaning
• Tree trimming
• Minor sealant application
• Routine maintenance tasks

Action needed: Include in regular maintenance schedule

Observations

Notes for future reference:

• Age of roof
• Previous repairs
• Normal wear for the roof's age
• Anticipated replacement timeline

Action needed: Plan for future budget

Red Flags: Signs Your Roof Needs Immediate Attention

Certain inspection findings demand rapid response.

Critical Warning Signs

If inspectors find these issues, prioritize repairs:

• Sagging roof deck: Indicates structural failure
• Widespread water damage: Rot spreading through the structure
• Missing roofing over large areas: Complete exposure to weather
• Compromised flashing: At chimneys or valleys, allowing massive water intrusion
• Severe storm damage: After hurricanes or severe weather

For detailed guidance, read our article on signs your roof needs repair.

When Replacement Makes More Sense

Sometimes repair isn't the right answer:

• Roof is over 20-25 years old (for asphalt shingles)
• Multiple areas need repair
• Repairs would cost more than 30% of replacement cost
• Repeated leak problems despite repairs
• Widespread granule loss or shingle deterioration

Our guide on when to replace your roof helps you make this decision.

What to Ask Your Inspector

Maximize the value of your inspection by asking the right questions.

Before the Inspection

• What does the inspection include? (Ensure both exterior and interior are covered)
• How long will it take?
• What type of report will I receive?
• Do you use infrared or other advanced technology?
• Are you licensed and insured?

During the Inspection

If you're present (recommended), ask:

• Can you show me the problems you're finding?
• How serious is this issue?
• What caused this damage?
• Is this normal wear for a roof this age?
• What's the timeline for needed repairs?

After the Inspection

Review the report and ask:

• How many years of life does my roof have left?
• Should I repair or replace?
• What's the priority order for repairs?
• Are these issues covered by insurance?
• Can you provide repair estimates?

Inspection Costs and What You Get

Professional roof inspections are an investment in your home's protection.

Typical Inspection Costs

In Central Florida, expect to pay:

• Standard visual inspection: $75-$200
• Infrared inspection: $400-$600
• Pre-purchase inspection: $200-$400 (often included in general home inspection)
• Insurance claim inspection: Sometimes free when paired with repair estimate

Free Inspections

Many roofing companies, including Pro Specialty Services, offer free inspections when:

• You're considering repairs or replacement
• Storm damage may have occurred
• You're a potential customer

Important: Free inspections should still be thorough. Beware of companies that pressure immediate sales based on cursory looks.

What Your Inspection Should Include

Whether free or paid, comprehensive inspections provide:

• Exterior roof examination (all accessible areas)
• Interior attic inspection
• Photo documentation of findings
• Written report with details
• Repair recommendations
• Estimated costs (at least ranges)

Seasonal Inspection Considerations in Florida

Florida's unique climate creates specific inspection needs.

Spring Inspections (March-May)

Best time for pre-hurricane preparation:

• Identify and repair vulnerabilities before storm season
• Clean gutters before summer rains
• Check for winter weather damage (rare but possible)
• Plan major repairs during dry season

Summer Inspections (June-September)

Hurricane season demands vigilance:

• Post-storm damage assessment
• Verify repairs are holding up
• Monitor for summer heat damage
• Be prepared for weather delays in scheduling

Fall Inspections (October-November)

Ideal for thorough assessment:

• Evaluate hurricane season damage
• Prepare for mild winter
• Best weather for roof work
• Complete year-end maintenance

Winter Inspections (December-February)

Quietest season for roofing:

• Easiest time to schedule
• Check for rare cold weather damage
• Plan spring repairs
• Review past year's issues

Following Up After Your Inspection

A professional inspection is only valuable if you act on the findings.

Prioritize Repairs

Using your inspection report:

1. Address critical issues immediately
2. Schedule moderate repairs within 3-6 months
3. Plan maintenance items for next service
4. Budget for long-term replacement needs

Document Everything

Maintain a roof file with:

• All inspection reports
• Repair receipts and invoices
• Before/after photos
• Warranty documents
• Insurance correspondence

Schedule Next Inspection

Don't wait for problems to appear:

• Set annual reminder for routine inspection
• Inspect after any severe weather
• Re-inspect after repairs to verify quality

The Bottom Line on Roof Inspections

Regular professional roof inspections are the foundation of proactive roof maintenance. They catch small problems before they become expensive disasters, extend your roof's lifespan, and give you peace of mind knowing your home's protection is sound.

At Pro Specialty Services, we provide comprehensive roof inspections throughout Lake County, Florida. Our experienced team examines every component of your roofing system, provides detailed reports with photos, and gives you honest recommendations about repairs versus replacement.

Don't wait for a leak to discover roof problems. Schedule your inspection today and know exactly where your roof stands.