How Often Should You Have Your Roof Inspected?
One commenter in a roofing thread wrote:
I’m often in the attic and haven’t seen any signs of leaks
A dry attic is a good sign, but it is not a roof check. Look at your roof from the ground at least twice a year, preferably in spring and fall1, and again after severe weather. You can do it yourself with binoculars and a notepad, because the owner may inspect the roof or hire a roofing contractor1. Below: what to look for, when a pro is worth paying and how to pick one.
Quick answer:
- Look at your roof from the ground in spring and fall1, and after any severe storm.
- Use binoculars first, then check the attic for a drip trail, and stay off the roof itself2.
- Write down the date and what you saw each time.
- Book a roofer when your check finds curling shingles, loose flashing or wet spots, or when you can't judge something from the ground.
On this page
A pair of binoculars and a notepad are enough to start today.
How often should you check your roof?
Plan on at least twice a year, preferably in spring and fall1. Add a look after any storm: all roofs hit by recent severe weather should be inspected, regardless of how they look2.
Roofing company websites give different intervals, so treat twice a year as a baseline. Your climate, your roof's age and local advice may change it.
Why "it looks fine" isn't the whole picture
If you haven’t seen any signs of leaks, keep in mind that the attic only shows you water that has already come in. Even a small leak can cause widespread water damage, mold and mildew3, and a leak at a chimney or along an outside wall may never touch the part of the attic you glance at.
So a dry attic means the water hasn't shown up yet. It doesn't mean nobody needs to look at the shingles, the flashing and the storm side of the house.
Want a full list of what to look at each time? Roof inspection checklist: what to check and what to ask.
What to check from the ground and in the attic
Stay on the ground. Homeowners should only inspect a roof from ground level, because the risk of falling is too great without proper safety systems2. Start with binoculars for a closer view, then check the attic for a drip trail4.
From the ground, with binoculars:
- On an asphalt shingle roof, curling or splitting shingles are a sign of deterioration, and dislodged or missing tabs need repair1.
- Corroded, loose or displaced flashing4 in valleys and where a dormer meets the roof. Flashing is the metal that seals those joints.
In the attic:
- A drip trail4 on the wood or insulation.
- Wet spots near a chimney or an outside wall4, which may point to bad flashing or loose mortar joints.
Write the date and what you saw, even if it was nothing. Next time you compare your notes instead of trusting your memory.
Seeing dark streaks or moss from the ground, and unsure whether it matters? Mold on roof shingles: is it damaging your roof.
Do you need to pay a roofer every time?
Not necessarily. One reply in a roofing thread voiced the cost worry this way: "Unfortunately, it’s often not cost effective...unless it’s a new build, to hire a pro for each inspection." A yearly paid visit is not what the owner-check advice asks for.
Still, roofing contractors are trained to identify roof damage that may not be obvious to a homeowner2. Roofing contractors have an interest in that advice, so let your own check decide when a visit is worth paying for. Have your roof inspected by a roofer in three cases.
- Your check found curling shingles, loose flashing or a stain.
- A severe storm passed, even if the roof looks fine.
- You can't tell from the ground what you are seeing.
If a roofer offers a free inspection, what should you know first? Are roof inspections free? What to know before saying yes.
How do you find someone competent in roof inspection?
Choose the roofer yourself. Confirm the license with your state or county, ask for proof of insurance and get a written contract5.
Before you agree to a visit, ask:
- What exactly will you check, and will you show me a photo of every problem?
- Is the inspection separate from a repair quote?
- What will it cost and how long will it take, in writing?
Bring your dated notes. If a roofer finds repairs, compare more than one quote and weigh all of your options before you say yes.
Quick questions
Does the chimney need its own inspection? Fire-safety advice is to have your chimney inspected and cleaned each year by a professional6. That is separate from checking the roof covering.
Will an insurer ask for an inspection? When you apply for a policy, most insurers require a roof over 20 years old to pass an inspection3. Ask your own insurer for its rules.
What does an inspection cost and how long does it take? No two roofs are alike, so ask the roofer for both before you agree and get it in a written contract5.
I just bought the house. Where do I start? Do the ground and attic check this season and write down the date. That record is your starting point for the next one. A short note is enough: the date and what you saw, even if it was nothing.
Sources
5. FTC, Four ways to avoid scams after a weather-related disaster
6. U.S. Fire Administration (FEMA), Heating Fire Safety
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