When an inspection makes sense
- Buying a home: know what you're taking on before you close, and use the findings in negotiations.
- Selling a home: fix issues on your own schedule rather than under a buyer's deadline.
- After high wind or a storm: spot loose tiles, lifted shingles and flashing before a leak starts.
- Before monsoon season: a dry-season check catches problems while repairs are easy to schedule.
- For an insurance question: document current condition with dated photos.
What a roofer typically checks
On the roof
- Broken, slipped or missing tiles or shingles
- Flashing at walls, valleys, chimneys and skylights
- Vent boots and equipment curbs
- Foam and coating wear on low-slope areas
- Ridge and hip caps
- Gutters and drainage, if present
From inside
- Ceiling stains and past repairs
- Attic: daylight, damp insulation, stained decking
- Ventilation and signs of overheating
- Sagging or soft areas in the deck
Questions to ask the inspector
- Roughly how much life does the roof have left, and why?
- Which items are urgent, and which can be scheduled?
- Did you lift any tiles to look at the underlayment?
- Can I get photos of each problem?
Related: roof repair · replacement
Roof inspection FAQ
Isn't the roof covered by a general home inspection?
A general home inspector usually looks at the roof, often from the ground, a ladder or a drone. A roofing contractor can go deeper on things like tile underlayment, flashing details and foam condition, and can price any repair. Many buyers get both.
When is the best time for a routine inspection?
Before monsoon season (which the National Weather Service dates from June 15) is a good habit, as is after any major wind event. Problems are easier and cheaper to fix in dry weather.
Will I get something in writing?
Ask for it. A useful report lists what was checked, notes problems with photos, and separates urgent repairs from things to watch.