Roof Inspection Checklist: Covering, Structure, Drainage, and Penetrations
Roofs generate more post-inspection disputes than any other system, almost always because the report described condition without documenting the limitations of the inspection. This checklist covers the full system — covering, flashing, drainage, penetrations, structure, and the attic evidence that confirms what the surface suggests — and how to state access limits so the report holds up.
Who orders this
Every residential and commercial inspection. Also ordered standalone after storms, before insurance renewal, and as part of pre-listing preparation.
Access and Method
State how the roof was inspected before describing what was found. This single paragraph prevents most roof-related complaints.
- Method used — walked, viewed from ladder at eave, from the ground, from a window, or by drone
- Reason if the roof was not walked (pitch, height, wet surface, fragile covering, safety)
- Areas not visible and why
- Weather and surface conditions at time of inspection
- Whether snow, leaves, or debris obscured any portion
Roof Covering
Identify the material, estimate its age and remaining life, and document wear consistent with that estimate.
- Covering type and profile on every roof section
- Estimated age and basis for the estimate
- Number of layers where determinable
- Granule loss, exposed fiberglass mat, and bald spots
- Curling, cupping, clawing, or blistering
- Missing, torn, creased, or lifted shingles
- Cracked, slipped, or broken tiles; damaged hip and ridge
- Metal panel condition — fastener backout, seam separation, corrosion, oil canning
- Low-slope membrane condition — seam integrity, punctures, shrinkage, alligatoring
- Hail impact bruising vs. mechanical or blistering damage
- Prior repairs and whether they were done to manufacturer specification
- Exposed or deteriorated fasteners
Flashings and Penetrations
Nearly all roof leaks start at a penetration or a transition, not in the field of the covering.
- Chimney flashing — step, counter, cricket or saddle on the uphill side
- Skylight flashing and glazing seal condition
- Roof-to-wall step flashing and kickout diverter at the eave termination
- Valley construction — open, closed cut, or woven — and its condition
- Plumbing vent boot condition, especially cracked neoprene collars
- Exhaust and appliance vent flashings
- Satellite dish, solar, and antenna mounts and their sealant
- Drip edge present at eaves and rakes
- Sealant condition at all penetrations — noted as maintenance, not a permanent flashing substitute
Drainage
Water that leaves the roof correctly protects the roof, the siding, and the foundation. Trace the whole path.
- Gutter attachment, pitch, and alignment
- Gutter debris, standing water, or granule accumulation
- Seam separation and rust-through
- Downspout attachment and any missing sections
- Downspout discharge location and distance from foundation
- Discharge into a sanitary or combined sewer where visible
- Evidence of overflow staining on fascia or siding
- Ice dam evidence at eaves in cold climates
- Low-slope roof drains, scuppers, and overflow provisions
Structure and Attic Evidence
The attic confirms or contradicts what the surface suggests. Inspect it as part of the roof, not as a separate afterthought.
- Ridge line straightness and any sag or deflection
- Rafter or truss condition — cracks, cuts, modifications, or missing webs
- Sheathing type and condition, including delamination or sagging between rafters
- Water staining on sheathing and framing, and whether it appears active or historic
- Moisture meter readings at suspect staining
- Mold-like growth on sheathing, especially on the north slope
- Daylight visible through the deck
- Insulation depth, coverage, and displacement
- Ventilation — intake at soffits and exhaust at ridge or gable, and whether they are balanced
- Bath and kitchen exhaust fans terminating in the attic rather than outdoors
- Rust on nail tips indicating condensation
Most common findings — and why they matter
These come up often enough that it is worth knowing the consequence, not just the observation.
Missing kickout flashing
Where a roof edge meets a sidewall, water runs behind the siding instead of into the gutter. It causes hidden sheathing and framing rot that is far more expensive than the flashing.
Cracked plumbing vent boots
The single most common source of active roof leaks. Neoprene collars fail years before the shingles do.
Blocked or unbalanced attic ventilation
Insulation stuffed over soffit vents kills intake air. The result is condensation on sheathing, premature shingle aging, and ice dams.
Bath fans venting into the attic
Dumps humid air directly onto cold sheathing. It is the usual cause of the dark staining inspectors find on north-slope decking.
Downspouts discharging at the foundation
Moves a roof problem into a foundation problem. Cheap to correct and one of the highest-value recommendations in any report.
Frequently asked questions
Do inspectors have to walk the roof?
No standard of practice requires it. Every major SoP allows inspection from the ground or a ladder when walking would be unsafe or would damage the covering. What matters is disclosing the method and the resulting limitations.
How long does a roof last?
Broadly: 3-tab asphalt 15–20 years, architectural asphalt 20–30, wood shake 20–30, metal 40–70, clay or concrete tile 50+ with underlayment replacement earlier, and low-slope membranes 15–30 depending on type. Climate and ventilation move these ranges considerably.
Can a drone replace walking the roof?
For visual assessment of coverings and geometry, drones are excellent and often better than a ladder view. They cannot check for soft decking underfoot or inspect flashing seals up close, so note what the method could and could not establish.
How do you estimate roof age without permits?
Wear pattern, granule loss, sealant condition, and layer count give a range. State it as an estimate with a range rather than a single number, and recommend the buyer confirm with permit records or the seller's disclosure.
Turn this checklist into a finished report
Walk the property, photograph what you find, and narrate your observations. FieldScribe analyzes the photos, transcribes the voice notes, and drafts the report in professional language — you review, edit, and export the PDF. First report is $9.99 with no subscription.
Related checklists
This checklist is provided free for professional and personal use. It is a general reference, not a standard of practice — inspection requirements vary by state, jurisdiction, and client agreement, and licensing rules for specialty inspections differ. Verify current requirements with your state board and the relevant standard of practice before relying on it in the field.