The roof over your head is more than just shelter, it’s an entire working system. Your roof sheds rain, keeps wind and snow out, protects the rest of your house and allows air to circulate. Those are big jobs, and your roof performs them all while being exposed to the elements. You can show your roof some love by having it inspected when you should. This roof inspection guide will answer all of your roof inspection questions.
What Is a Roof Inspection?
Your roof is a mechanical system. It may seem to be a passive feature of your house. But, just like your home’s HVAC, plumbing and electrical systems, your roof performs functions that require proper maintenance and periodic inspections to ensure reliable service.
A roof inspection is a thorough examination of all roofing components on, or in, your home. The inspection is performed to determine the current performance of your roof and what, if anything, needs to be done to correct any problems.
Roof inspections are also performed to certify a roof. That is, to determine the quality and expected lifespan of a particular roof. These inspections are common when buying or selling a house.
At TKO, a Roof Inspection refers to a service offered for a one time fee (individually based) for our Roofing Contractor to complete a thorough roof examination with fully documented findings and a final report or roof certification. Where as an "Assessment" is usually complimentary completed in connection with a request for work; such as a roof repair or a roof replacement.
Do Roofing Companies Do Roof Inspections?
Reputable roofing companies typically perform inexpensive or free roof inspections. However, this service is most often associated with receiving a quote for repair or replacement. Roofing company inspections are usually relied upon for assessing storm damage, or if you’re planning on replacing your roof for any reason. Hiring an independent roof inspector may be more appropriate for periodic inspections or appraisals.
What Does a Roof Inspector Look for?
A roof inspector’s job is to inspect and assess the condition of every roof component. If there are problems with any component, the inspector will also determine the cause of the issue. Following are the major areas of concern and what they look for during an inspection.
Soffits and Fascia and Drip Edges
From the ground, the inspector will look at the condition of the soffit material covering the roof overhang. Once on the ladder, they can get a closer look to see if any water has made its way behind the fascias and drip edges.
Gutters and Downspouts
The inspector should then look for confirmation that the guttersare free of standing water and that the downspouts are firmly attached and functioning as they should.
Roofing Material
The condition of the roofing material is best determined by close examination from on the roof itself. Trying to gauge its condition from the ground will return a far less accurate assessment.
Roof Penetrations
Vent pipes, roof vents, media installations or other items create holes in your roof. These holes are covered by various boots, seals, sealants or flashing to keep water out. All of these penetration seals should be inspected for condition and effectiveness. The conditions of the penetrating items themselves are also inspected.
Flashing
Flashing is strips of metal, plastic or other material that’s used to divert water away from the joint created where a wall extends through the roof. Building codes are strict in regards to flashing installation. The inspector will make sure your flashing is up to code and make recommendations if it’s not.
Window and Chimney Condition
Skylight windows and chimney conditions should be a part of a thorough roof inspection. Although they’re not necessarily roofing components, having their condition determined especially before a roof replacement could save money by avoiding extra roofing work later.
Attic
If your home allows access to the attic, inspecting the roof from below can prove beneficial. Stains or other water damage can be easily spotted on bare wood and will tell you exactly where a roof problem has occurred.
When Should My Roof Be Inspected?
No roof inspection guide would be complete unless it includes the best time to have your roof inspected. Commonly, roof inspections are done for the following reasons.
After a storm:Your insurance company will likely require a roof inspection if a storm damage claim is made. Often, the insurance company will send out their own inspector to confirm the validity of a claim.
Periodic inspection: Different roofing materials have different lifespans. Keeping a constant eye on your roof is important. But, after half of your roof’s expected lifespan has passed you should have your roof professionally inspected every three to four years. Consider doing this even more often if you live in a harsh climate, and less often in milder areas. A good rule of thumb is to schedule roof inspections well before colder months arrive to ensure enough time is available should urgent repairs need to be made.
Roof appraisal: If you are buying a home, it’s never a bad idea to know what you’re getting into regarding the condition of your new roof. Sellers can add a selling point to their property if they have the roof inspected and approved.
How Much Does A Roof Inspection Cost?
There are several methods that can be employed to inspect a roof. A simple visual inspection generally costs between $200 and $300. If a drone, thermal imaging device or other specialized equipment is used, the cost can run up to $500 or $600. As with most types of inspections, location and access availability will determine the final price.
Can I Do My Own Roof Inspection?
For the first half of your roof’s expected lifespan, doing your own roof inspections from the ground is generally all you’ll need. After that, hiring a professional to perform more thorough inspections is highly recommended. They are trained to know what to look for, and can identify possible problem areas before they become major issues.
Keep in mind, that your roof may be bound under warranty conditions from the installers and/or manufacturers to have an Inspection performed one to two times per year (depending on the warranty terms and conditions). Also note that if you plan to make a claim, your insurance company will almost always require an official report from a professional inspector or reputable roofing company.
How Do I Know If My Roof Was Inspected Correctly?
The best way to know if your roof is being inspected correctly is to physically watch the inspector perform his work. When the inspection is complete, the inspector should provide you with a written report. The report should list details of every aspect of the inspection. The details of the report will likely tell you how thorough an inspection was done.
Today, drones and thermal cameras are often used by inspectors to increase feedback accuracy. However, these shouldn’t take the place of an inspector getting up close and personal with your roof system.
If you have any questions or concerns, don’t be afraid to ask the inspector. A competent roof inspector, who has completed a proper inspection of your roof, should have no problem answering very specific questions about your particular roof and the inspection process.
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