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The Ultimate Roof Inspection Checklist for Pros

Roofs don’t last forever. But you can extend their lifespan by dealing with problems early.

You can repair damage or replace missing shingles before it escalates. You can help your clients prevent or delay a full-scale replacement.

This saves them big time. And if you can articulate this value and deliver a five-star roofing inspection, you can win more business and inspire loyalty.

What should this service include? Follow our checklist.

Download The Ultimate Roof Inspection Checklist for Pros

Before we get into the key steps, we’ll explain why offering roof inspections is a smart business move. Then, we’ll give you the ultimate roof inspection checklist.

We’ll tell you how to evaluate roofing materials and components, too. And to wrap up, we’ll share a few quick tips to make sure your inspections are professional from start to finish.

Let’s get started!

The Importance of Offering Regular Roof Inspections

Roofs serve an important function. But here’s the thing—you can’t see them. Standing on the ground, you can’t spot a broken tile or a buildup of dirt and debris.

That’s why regular inspections are so crucial to the longevity of a roof. Your clients either skip out on them and just hope for the best. Or, they invest in routine inspections.

If they choose the former, they risk letting small issues turn into something more serious. They might even have to prematurely replace their roof. This is a big financial drain, costing anywhere between $5,860 and $13,150.

As a roofing professional, you can capitalize on this. By offering regular roof inspections, you:

Help your clients save money in the long run with early detection and maintenance.
Win client trust by being upfront and honest and helping them avoid costly roofing work.
Build long-term client relationships that result in repeat business.
Stand out from your competition with a unique service offering.
Keep one-time customers engaged with your business.
Increase your average customer lifetime value (CLV) with add-on services that genuinely benefit your clients.

The Ultimate Roof Inspection Checklist: Key Steps

What exactly does a roof inspection involve?

Let’s kick off our checklist with the key steps. These actions will form the foundation of your inspection service.

Feel free to customize the below to suit your client’s specific needs. A personalized service will earn you their loyalty.

Exterior Inspection

First up, we have the exterior inspection. This involves getting up on the roof and taking a detailed look around.

Find any obvious visible signs of damage. This includes things like cracked roof tiles or curling shingles. Pay close attention to areas that are more vulnerable, like chimneys and valleys. Take note of any wear and tear. You could even snap a few photos on your phone.
Look at the flashing and seals. The areas around vents, skylights, and other roofing elements should be properly sealed. Make sure they are. Loose flashing often leads to leaks and further damage.
Inspect the gutters and drainage system. Clogged gutters can lead to all sorts of problems, so see whether they are clean and clear or need work. You can also check downspouts for blockages.

Interior Inspection

Now, head inside the property. What happens up on the roof can impact the ceiling inside. Inspecting both gives you a better idea of the state of the roof.

Ask the client if they have any water stains on the ceiling. Look for them yourself. Keep an eye out for saggy drywall and peeling paint, too. These are telltale signs of a leak.
Head into the attic. Check the insulation and structural wood. If it’s damp or shows signs of water damage, consider that a red flag.
Inspect the home for mold or mildew. Even a musty odor can signal a roof problem. Take note of any mold running along the top of the walls.

Structural Assessment

This is where things get even more serious. A structural roofing issue won’t just cost a whole lot to fix—it’s potentially dangerous.

Make sure the rafters and trusses aren’t cracking or bowing. These are what support the roof. If they show any signs of weakness, there might be an excessive weight load on the roof.
Look out for rot. Roof supports should be straight and hard, not sagging or crumbling.
Up on the roof, assess the integrity. If you walk over an area that feels softer, take note. There could be damage below the surface. The roof deck should feel rock solid underfoot from edge to edge.

Visual Examination

You can learn a lot about a roof’s condition with a close and detailed visual examination.

Look at the surface materials. Are there any signs of damage? What these are exactly will depend on the roof’s material. Things like cracks, rust, broken tiles, and blisters indicate a problem.
If you’re working on an older roof, look for granule loss. This happens when small particles on asphalt shingles wear off. You might see little sand-like rocks in the gutters. Or you might notice that some shingles look much smoother than others.
Examine roof valleys and eaves—these are areas where water often builds up. You don’t want to see any debris like leaves and twigs accumulating.

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Roofing Material & Component Evaluation: Ensuring Durability

With the key steps done and dusted, you can move on to the details.

This stage of the roofing inspection is all about durability. It’s about looking closely at the materials and deciding whether they need replacing or not.

Roof Deck Evaluation

The roof deck is what’s underneath the roofing materials. It’s usually made of wood.

Your roofing inspection should absolutely include an inspection of this critical component. Why? Because it’s what supports everything on top of the roof. And you can’t have a strong roof without a solid foundation.

Look for soft spots. You might do this by methodically walking across the roof, as we mentioned above. You can also press down gently with your hands on any areas that appear to sag. 
If you can access it, look at the underside of the roof deck. You might be able to see it in the attic. See if there are any signs of water intrusion or bad ventilation, like mold growth.
Determine whether the roof is fastened properly to the rafters or trusses. If the connection isn’t tight and secure, the roof’s stability could suffer. This is particularly important if you work somewhere that often experiences high winds or heavy snowfall.

Roofing Material Assessment

Next, you’ll want to take a detailed look at the roofing materials. You’re watching out for signs of age or damage.

Inspect the roofing tiles or shingles. Are any curling up at the sides? What about cracks? Are any pieces of the roof missing? If you answered yes to any of these questions, your client will need to take action to prevent any further damage.
Look out for surface wear. On shingles, check for granule loss. On a metal roof, see if you can find rust spots or areas that have corroded. This means the protective coating has worn off.
Check the fasteners that secure the roofing material. For example, if you’re working with a metal roof, examine the screws or clips. Document any that are missing or damaged.
See if there are any areas that are warping. Look for blisters and bubbles in the roofing material. These are all signs of trapped moisture.

Roof Valleys and Penetrations Examination

Roof valleys are areas of the roof where two peaks meet at their lowest point.

Roof penetrations are the objects that come out of or are inserted into the roof. Examples include chimneys and skylights.

These two roofing features are more vulnerable to damage than other areas of the roof.

Look for and clear away debris that has built up in valleys. Small piles of leaves might seem innocent enough. But they trap moisture, which can result in leaks. They also attract pests. Valleys need to be clean to help with good water drainage, too.
Examine the caulking and flashing around penetrations. You don’t want to see seals that have worn away. Rust, gaps, and cracks all need repairing, too.
The seam where roofing components come together is a weak spot. Check for gaps or materials that have lifted away from each other. These signs of wear allow water to flow down into the roof deck.

Checking for Roof Leaks and Damage

Finally, you’ll want to make sure there are no leaking areas. The earlier you catch them, the less damage they’ll cause.

Look for areas that are discolored. Water stains look like brown or yellow spots on ceilings and walls. They can also be darker or show up as streaks. They typically have irregular edges, like a puddle.
If you suspect an area is leaking, test it. You can use a hose to simulate rain. After you’ve gently sprayed water on the roof, check inside the home for signs of moisture.