Roof Inspection Checklist: What to Check and What to Ask

Updated 2026-10-24 · Sources checked

"I have had inspectors spot check it from where they can view from a hill or window, but they don't go up and look at details."

That commenter's worry is fair. Look at your roof from the ground and from the attic yourself, then use the same list to make sure a hired inspector does more than glance up from the driveway. Homeowners should only inspect a roof from ground level, because the risk of falling is too great without the proper safety systems¹.

The ground and the attic need only a phone and a flashlight, so you can do the safe part today.

What can you check yourself, and where do you stay off the roof?

You can check the outside from the ground and the inside from the attic. Walk the whole house slowly, look up, and photograph anything that looks off. Zoom in with your phone, since you can't get up there to see the details yourself.

From the ground, look at the roof covering, the gutters and downspouts, and every place where the roof meets something else: a chimney, a vent, a wall, a skylight. The surface of the roof itself is for a professional with the right safety gear. On the roof covering, look for curled, loose or missing shingles or roof tiles, and pay particular attention to the edges of the roof². Binoculars let you check shingles and flashing from the ground³, so you do not need to climb for a closer look.

Where to look at flashing, vents and skylights

Flashing is the metal strip that seals the joint where the roof meets a chimney, vent, wall or skylight. Water gets in where it fails. The places to examine are the flashing on the roof and around chimneys, vent stacks, roof edges, dormers and skylights⁴.

Look for flashing that is missing. Missing flashing can lead to water getting in and to major damage and rot that may stay hidden beneath the walls or roof⁵, so you may not see the damage until it has spread. Date your photos, so you can compare them at your next look.

Wondering when to look again after this first check? How frequently to have your roof inspected.

What do stains and damp in the attic tell you?

They tell you water is reaching the attic, and a roofer can then trace where it comes from. These are the signs of moisture to look for from inside the attic³:

• Discolored rafters.
• Stains on the attic floor, on masonry and on pipes.
• Damp insulation.

If you find any of them, photograph them with the date. Those photos give an inspector a place to start.

Flat roofs: what ponding water means

Ponding is water left standing on the roof. On a flat or low-slope roof, the benchmark roof designers use is no ponding water 48 hours after a rain, in conditions that allow drying⁶. That is a design criterion, not a test for you to run. If you see standing water from a window or from the ground, note it and point it out to the inspector.

What should a professional inspection cover?

It should have a defined scope, and you can ask what that scope is. Washington's rule for home inspectors is a useful yardstick. A roof inspection there includes the roof covering, gutters and downspout systems, visible flashings, roof vents, skylights and other roof penetrations, and the visible parts of chimneys and flues⁷.

Ask the inspector to go through that list with you and say which parts the visit will cover. A specific answer is a good sign. A vague one is a reason to ask someone else.

If the inspector finds a lot, do you repair or replace? How to choose between roof repair and replacement.

Questions to ask before and during the visit

• What exactly will you check? Does it include the attic, the flashing, the vents and the skylights?
• Will someone go up and look at details, or will it be a spot check from the ground?
• Will you photograph each problem and show me the photos? Photos let you compare what you were told with what is on the roof.
• Will I get the findings in writing?
• Is this only an inspection, or are you also quoting a replacement?

That last question matters because an inspector's job is to inspect, and a salesperson's job is to sell. One reply in a roofing thread: "No company should be doing a inspection and tearing off shingles. the inspection is to see if the roof is in good shape not to replace stuff yet."

Unsure whether to pay an inspector or accept a free visit? What to know before accepting a free roof inspection.

Choosing who comes to your roof

A contractor should readily offer client references and a list of completed projects⁸, so ask for both and call a couple of the references. A free visit can feel like a pitch, and one commenter said as much: "Because it's basically a sales call to drum up business."

A sensible order:

1. Look from the ground and the attic, photograph what you see, and write the date.
2. Write down the questions above and the two or three roofers you might call.
3. Check who is coming: ask for references, and if you suspect damage, you can start with your insurance company or with a roofer you chose yourself, but not with one who shows up uninvited⁹.
4. At the visit, ask to see a photo of every problem before anyone talks about repairs.

Quick questions

Does a home inspection cover the roof in detail? It looks at the roof as part of the whole house. Ask whether the roof will be walked or only viewed from the ground, and if it is only the ground, hire a roofer to inspect it up close.

Should I be there during the visit? Yes, if you can. Being there lets you ask what is being checked and see the photos as they are taken.

What if the inspector finds nothing wrong? Ask what was checked, so you know what "nothing" covered. Keep your own photos and notes, and compare them at the next look.

Is a free inspection a trap? Not by definition. Judge it by what you are shown: a photo of each problem and a clear answer to each question above.

Sources

1. National Roofing Contractors Association, "NRCA Urges Homeowners and Business Owners Affected by Severe Weather to Use Caution When Repairing Their Roof Systems

2. Sumter County, Florida (county government, Emergency Management), "Protecting Your Roof

3. NC State Extension, "Inspecting a House

4. NC State Extension, "Preventative Home Maintenance

5. Pacific Northwest National Laboratory (U.S. Department of Energy, Building America Solution Center), "Look for Missing Roof and Wall Flashing

6. National Roofing Contractors Association, "Guidelines for designing low-slope membrane roof systems

7. Washington State Legislature, "WAC 308-408C-090 Roofs

8. National Roofing Contractors Association, "Selecting a Contractor

9. North Carolina Department of Insurance, "Avoiding predatory roofing scams

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