Complete Roof Inspection Guide: DIY Checklist & When to Call a Pro

Regular roof inspections are one of the smartest things you can do as a homeowner. A $200 professional inspection can catch problems early and save you thousands in major repairs. But you can also perform basic inspections yourself between professional visits. This guide covers everything you need to know about inspecting your roof safely and effectively.

Why Roof Inspections Matter

Your roof silently protects your home 24/7, but small problems can quickly become expensive emergencies:

Issue	Caught Early	Caught Late
Missing shingles	$150-$500 repair	$2,000-$8,000 leak damage
Flashing leak	$200-$600 repair	$5,000-$15,000 water damage
Minor sagging	$500-$2,000 reinforcement	$8,000-$25,000 full replacement
Clogged gutter	$0 DIY cleaning	$1,500-$5,000 rot/foundation issues

Bottom line: A twice-yearly inspection can prevent 90% of expensive roof problems.

How Often Should You Inspect Your Roof?

Recommended Schedule

Professional inspections:

• Every 3 years for roofs under 10 years old
• Every 1-2 years for roofs 10-20 years old
• Annually for roofs over 20 years old
• After major storms (hail, high winds, hurricanes)

DIY inspections:

• Twice yearly (spring and fall)
• After severe weather events
• Whenever you notice interior water stains
• Before buying/selling a home

Pro Tip: Schedule inspections in spring (after winter damage) and fall (before winter weather).

DIY Roof Inspection: Safety First

Safety Equipment You’ll Need

✅ Sturdy ladder with stabilizer bar ✅ Non-slip shoes with good grip ✅ Safety harness (for steep roofs) ✅ Binoculars (for ground inspection) ✅ Flashlight or headlamp ✅ Camera or phone for documentation ✅ Garden hose (for leak testing)

Safety Rules

🚨 NEVER:

• Inspect in wet, icy, or windy conditions
• Go on roof alone
• Step on steep roofs (>6:12 pitch) without harness
• Walk on tile, slate, or brittle shingles
• Lean ladder against gutters
• Inspect if you’re uncomfortable with heights

✅ ALWAYS:

• Have someone spot your ladder
• Use proper ladder angle (4:1 ratio)
• Wear slip-resistant footwear
• Stay off roof if possible (use binoculars)
• Work during daylight hours
• Know your limits—hire a pro if uncertain

Ground-Level Inspection Checklist

You can spot 70% of roof problems from the ground with binoculars.

Exterior Visual Inspection (from ground)

Walk around your house and check for:

Shingles & Roof Surface

• Missing shingles (gaps or exposed underlayment)
• Curling/buckling shingles (edges lifting or warping)
• Cracked or damaged shingles (visible breaks)
• Loose or exposed nails (metal showing through)
• Granule loss (shiny spots, uneven color)
• Sagging areas (dips or valleys in roof line)
• Moss or algae growth (green/black streaks or patches)

Flashing & Seals

• Chimney flashing (gaps, rust, or separation)
• Valley flashing (damage where roof planes meet)
• Vent pipe boots (cracked rubber or loose seals)
• Skylight seals (gaps or deterioration)
• Roof-to-wall flashing (where roof meets siding)

Gutters & Drainage

• Clogged gutters (overflowing, plant growth)
• Sagging gutters (pulling away from house)
• Granules in gutters (looks like coarse sand)
• Downspouts draining properly (not clogged)
• Water stains on exterior walls below gutters

Structure

• Sagging roof deck (visible dips between rafters)
• Daylight through roof boards (visible from ground?)
• Loose or damaged soffits/fascia (rotting wood)

Interior Inspection (attic & ceilings)

Go into your attic with a flashlight and check:

Attic Interior

• Daylight coming through roof (holes or gaps)
• Water stains on rafters or decking (dark streaks)
• Sagging decking (bowing between rafters)
• Mold or mildew (musty smell, black spots)
• Proper ventilation (ridge/soffit vents clear)
• Adequate insulation (no compressed or wet spots)
• Pest evidence (droppings, nests, damage)

Interior Ceilings

• Water stains (brown rings, discoloration)
• Peeling paint near ceiling/walls
• Sagging ceiling (bowing drywall)
• Mold growth on ceiling or walls

Pro Tip: Take photos during each inspection. Compare images over time to track deterioration.

On-Roof Inspection (If Safe to Do So)

Only attempt if you have proper safety equipment and a roof pitch under 6:12.

Close-Up Inspection Points

Shingle Condition

• Press on shingles—do they feel brittle or soft?
• Lift shingle edges gently—are they sealed properly?
• Check for granule loss—can you see the asphalt mat?
• Look for cracking, tears, or punctures
• Inspect around nails—any lifting or gaps?

Penetrations & Flashing

• Vent pipes: Rubber boot cracked or separated?
• Chimney: Flashing sealed, no gaps or rust?
• Skylights: Seals intact, no cracks in glass?
• Valleys: Metal flashing secure, no holes?
• Ridge vents: Properly sealed, not damaged?

Roof Deck

• Walk carefully—does deck feel spongy or soft?
• Any visible sagging between rafters?
• Check for “waves” in roof surface

Penetrations You Might Miss

• Plumbing vents
• Attic vents
• Exhaust fan vents
• Satellite dish/antenna mounts
• Solar panel mounts

What to Look For: Common Roof Problems

1. Granule Loss (Asphalt Shingles)

What it looks like: Shiny or bare spots on shingles; black asphalt showing through; heavy granule accumulation in gutters

What it means:

• Normal aging (after 15-20 years)
• Storm damage (hail)
• Manufacturing defect

Action:

• Light loss: Monitor annually
• Heavy loss: Plan for replacement within 2-5 years
• Severe loss: Replace now

2. Curling or Buckling Shingles

What it looks like:

• Curling: Edges turning up or down
• Buckling: Shingles bowing in the middle

What it means:

• Poor ventilation (heat buildup)
• Moisture in attic
• Defective shingles
• Improper installation
• End of lifespan

Action: Replace affected sections; if widespread, full replacement needed

3. Missing Shingles

What it looks like: Gaps in roof coverage; exposed tar paper or felt

What it means:

• Wind damage
• Poor installation (improper nailing)
• Aging adhesive

Action: Replace immediately (water damage risk)

4. Flashing Problems

What it looks like:

• Gaps between flashing and roof/wall
• Rust or corrosion
• Bent or damaged metal
• Cracked caulk or sealant

What it means: Primary leak source

Action: Repair/replace flashing; reseal as needed

5. Moss & Algae Growth

What it looks like:

• Algae: Black or dark streaks (common on north-facing slopes)
• Moss: Green, fuzzy growth (retains moisture)
• Lichen: White/gray crusty growth

What it means:

• Moisture retention
• Shingle degradation (moss lifts shingles)
• Mostly cosmetic (algae)

Action:

• Algae: Cosmetic; clean if desired
• Moss: Remove carefully (can damage shingles); improve shade/ventilation
• Lichen: Professional cleaning recommended

Warning: Never pressure wash shingles—it destroys the protective granules. Use gentle low-pressure cleaning or hire pros.

6. Sagging Roof Deck

What it looks like: Visible dip or valley where roof should be flat; wavy appearance

What it means:

• SERIOUS ISSUE: Structural damage from:
  • Long-term water damage
  • Inadequate support
  • Excessive weight (multiple roof layers)

Action: Call professional immediately—potential collapse risk

7. Damaged or Deteriorated Rubber Boots

What it looks like: Cracked, split, or separated rubber around vent pipes

What it means: Common leak source (rubber degrades in 10-15 years)

Action: Replace boots (relatively inexpensive repair)

Seasonal Roof Inspection Guide

Spring Inspection (March-May)

Focus: Winter damage assessment

• Check for ice dam damage (eaves, gutters)
• Inspect for wind-lifted shingles
• Look for granule loss from freeze-thaw cycles
• Clear winter debris from gutters/valleys
• Check attic for water stains from winter
• Verify ventilation is clear
• Inspect flashing for winter stress cracks

Summer Inspection (June-August)

Focus: Heat/UV damage and storm prep

• Check for heat-related shingle curling
• Inspect for storm damage (if applicable)
• Clean gutters before monsoon/hurricane season
• Verify ridge vents are functioning
• Trim overhanging branches
• Look for sun-damaged sealant

Fall Inspection (September-November)

Focus: Winter preparation

• Clean gutters and downspouts thoroughly
• Check attic insulation and ventilation
• Inspect for animal entry points
• Verify chimney flashing is sealed
• Look for loose shingles before winter winds
• Clear roof valleys of leaves/debris
• Schedule professional inspection if roof >15 years old

Winter Inspection (December-February)

Focus: Snow/ice monitoring

• Check for ice dam formation
• Look for icicles (poor ventilation indicator)
• Monitor snow accumulation (excessive weight?)
• Inspect attic for moisture/condensation
• Check ceiling for new water stains
• From ground only—do not climb on icy roof

When to Call a Professional

Hire a Pro Immediately If You See:

🚨 Emergency Issues:

• Active leaks (water coming in)
• Sagging roof deck
• Missing large sections of shingles
• Collapsed or damaged rafters
• Major storm damage

📞 Schedule Service Soon:

• Multiple damaged shingles
• Flashing problems
• Deteriorated rubber boots
• Significant moss growth
• Roof age >20 years with issues

✅ Routine Professional Inspections:

• Before buying/selling home
• After major storms
• Roof age milestones (10, 15, 20 years)
• Insurance claims
• Solar panel installation planning

What to Expect from Professional Inspection

A professional inspection typically includes:

Comprehensive assessment:

• Complete roof surface examination
• All flashing and penetrations
• Underlayment condition (where visible)
• Ventilation evaluation
• Structural assessment
• Gutter/drainage review
• Attic inspection

Detailed report with:

• Photos of problem areas
• Severity ratings
• Repair recommendations
• Cost estimates
• Remaining lifespan estimate

Cost: $200-$500 (often free with repair quote) Duration: 45 minutes - 2 hours

Documenting Your Inspection

Create an inspection log to track roof condition:

Essential Documentation

Date: [MM/DD/YYYY]

Weather conditions: [Temperature, recent storms]

Photos taken: [Number and locations]

Issues found:

• Issue 1: [Description, location, severity]
• Issue 2: [Description, location, severity]

Action taken: [Repairs made, professionals called]

Next inspection due: [Date]

Roof age: [Years since installation/replacement]

Pro Tip: Store inspection photos and notes in a dedicated folder (digital or physical). This documentation is invaluable for insurance claims and when selling your home.

Maintenance Between Inspections

Monthly Tasks

• Check for visible damage after storms
• Clear obvious debris from gutters/roof
• Look for interior water stains

Quarterly Tasks

• Clean gutters and downspouts
• Trim overhanging branches
• Check attic for moisture/pests

Annual Tasks

• Professional inspection (if due)
• Deep clean gutters
• Seal minor cracks (caulk)
• Replace deteriorated rubber boots

Frequently Asked Questions

Can I inspect my own roof?

Yes, you can perform basic ground-level and attic inspections safely. For on-roof inspection, only attempt if you have proper safety equipment, experience, and a low-pitch roof (<6:12). When in doubt, hire a professional.

How much does a professional roof inspection cost?

Typical cost: $200-$500 for comprehensive inspection with detailed report. Many roofers offer free inspections if you’re getting repair quotes.

How do I know if my roof needs replacement vs. repair?

Repair if:

• Damage is localized
• Roof is <15 years old
• <25% of roof affected

Replace if:

• Widespread damage
• Roof is >20 years old
• Multiple leaks
• Sagging or structural issues
• See our guide: 8 Warning Signs You Need a New Roof

What time of year is best for roof inspection?

Best times:

• Spring (assess winter damage)
• Fall (prepare for winter)

Avoid: Icy/snowy conditions, extreme heat, or windy days

Will a roof inspection damage my roof?

Not if done properly. Professionals know how to walk on roofs without causing damage. DIY inspections from the ground with binoculars cause zero damage.

How long does a roof inspection take?

• DIY ground inspection: 30-60 minutes
• DIY attic inspection: 15-30 minutes
• Professional inspection: 45 minutes - 2 hours

Can I use a drone to inspect my roof?

Yes! Drone inspections are increasingly popular and safe. If you have a drone (or hire a service), it’s an excellent way to inspect without going on the roof. Cost: $150-$400 for drone inspection service.

Get Professional Roof Inspection

If your DIY inspection reveals problems—or if your roof is over 15 years old—it’s time for a professional evaluation.

Get free quotes from licensed, insured roofing contractors who offer comprehensive inspections and honest repair recommendations.

Get Free Roofing Quotes →

For more roofing guidance, check out our roofing materials comparison guide to understand your options if replacement is needed.

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Last updated: December 2025. Always prioritize safety when inspecting your roof. When in doubt, hire a professional—it’s worth the cost to avoid injury or improper diagnosis.