A report, not an opinion
Most people who have had a roof looked at have received an opinion: a contractor walked the roof, came down, and said it needs replacing or it does not. That is worth something if you trust the person, and nothing at all to a third party.
An inspection produces a document instead. Each finding is photographed, located on the roof by slope and orientation, described in terms of what it is rather than what should be done about it, and rated for severity. The report states what was accessible, what was not, and why. Someone who was never on your roof should be able to read it and follow the reasoning.
That difference matters most when money turns on it. An adjuster evaluating a hail claim, a lender conditioning a loan, or a buyer’s agent negotiating a credit are not going to act on a verbal assurance from a contractor who stands to profit from the conclusion. They act on documentation.
What gets examined
Roof surface and edges
- Every slope, walked where it is safe to do so and assessed from a ladder at the eave and from the ground with optics where it is not. The report says which method was used on which slope.
- Condition of the covering: granule loss, mat exposure, curling, cracking, blistering, impact marks, creasing, and previous repairs.
- Fastening evidence — nail pops, tenting, exposed fasteners and shingles that have lost their seal.
- Ridge, hip and rake terminations, and the condition of ridge cap.
- Drip edge presence and termination at eave and rake, and whether water is being delivered into the gutter or behind it.
Penetrations and transitions
- Every plumbing vent boot, flue, storm collar and mechanical penetration, individually.
- Chimney flashing and counter-flashing, crown condition, and mortar joints where counter-flashing is let in.
- Valley metal, valley type, and debris accumulation.
- Wall-to-roof transitions, step flashing, headwall and apron flashing, and how the wall covering terminates over them.
- Skylights, curbs, and any solar or antenna mounting.
Attic and underside
- Sheathing condition from below where the attic is accessible — staining, delamination, daylight, and fastener penetration patterns.
- Active or historic water tracks on rafters and framing.
- Insulation condition, including areas compressed or displaced by water.
- Intake and exhaust ventilation, including soffit vents blocked by insulation and exhaust types that conflict with one another.
- Bath and kitchen fans, and whether they discharge outside or into the attic — a frequent cause of what gets misdiagnosed as a roof leak.
What the photographs are for
| What we photograph | Why it earns its place in the report |
|---|---|
| A wide shot of each slope with orientation noted | Establishes context so every close-up that follows can be located. Without it a detail photograph could be any roof anywhere. |
| Each defect close-up, with a reference object for scale | Adjusters and lenders discount findings they cannot size. A chalk circle and a coin or tape end make a bruise measurable. |
| Test squares on hail claims | A marked area of defined size with the strikes within it counted — this is the standard basis for establishing damage density rather than asserting it. |
| Attic-side staining and its position | Ties an interior symptom to an exterior cause, which is what turns a stain into a diagnosis. |
| Ventilation intake and exhaust as installed | Documents a condition that shortens roof life and that manufacturers cite when declining warranty claims. |
| Any area that could not be accessed | A limitation you can see is honest. A limitation buried in a disclaimer is not. |
Inspections for an insurance claim
Storm claims are decided on evidence of damage from a specific event, and the burden of presenting that evidence sits with the policyholder. A documented inspection carried out before the adjuster visits does two useful things: it tells you whether you have a claim worth filing at all, and it gives you a record made independently of the insurer’s own assessment.
Two cautions. Filing a claim that gets denied is not free — it goes on your claims history regardless of outcome — so it is worth knowing what you have before you file. And an inspection report is documentation, not an adjustment; the insurer determines coverage, and no contractor can promise an outcome.
Inspections for a property transaction
A general home inspection includes the roof, but usually from the ground or from a ladder at the edge, and the resulting language is often cautious to the point of being unhelpful: a recommendation for further evaluation by a roofing contractor. A dedicated roof inspection is that further evaluation.
For a buyer it converts an open-ended risk into a number — remaining service life, defects present, and what correcting them would cost. For a seller, having the report in hand before listing removes a common late-stage negotiating lever, because the condition is already disclosed and priced rather than discovered during due diligence.
How often to inspect
- Annually on any roof past roughly ten years, and before that on a roof with known history.
- After any significant hail or wind event, within the window your policy allows for reporting damage.
- Before buying, on any property, without exception.
- Before listing, so the condition is a known quantity rather than a surprise during the inspection period.
- Before a warranty milestone, since manufacturer coverage frequently requires that damage be identified and addressed promptly.
- After work by another trade on the roof — solar, satellite, HVAC and chimney work all involve penetrating or walking a roof, and the resulting leaks are common.
Before the inspection: clear access to the attic hatch and move stored items away from it, unlock gates and any outbuilding you want included, move vehicles clear of the eaves so ladders can be set safely, and have any previous roofing paperwork to hand — invoices, the original permit, prior claims. Knowing what was done before turns an ambiguous finding into a straightforward one.
Where the report finds a specific failure, the next step is roof repair. Where it finds storm damage, see how we handle hail and wind claims. Either way USA Roofing Contractor Pros gives you the file, whether or not you use us for the work.