Roof Inspection Checklist: 25 Things to Check Before Calling a Roofer

Your roof is your home's first line of defense — and the one component where deferred maintenance turns a $500 repair into a $15,000 replacement. Regular inspections catch problems early, when fixes are still affordable.

This checklist guides you through a thorough roof assessment you can do yourself, safely from the ground and attic.

Safety First: What NOT to Do

Do not walk on your roof without proper equipment and training. Roofs are slippery, and falls kill. Most homeowners can assess 80% of roof condition from the ground with binoculars and from inside the attic.

If you need an on-roof inspection, hire a licensed roofing contractor — most offer free inspections, and they're insured.

Part 1: Ground-Level Inspection (Binoculars Recommended)

Walk the full perimeter of your home. Take photos of anything suspicious for reference.

Shingle Condition

• [ ] Missing shingles — Any gaps in the shingle field?
• [ ] Curling or cupping — Shingle edges lifting up (curling) or middle sinking (cupping)?
• [ ] Blistering — Bubble-like raised areas on shingle surface?
• [ ] Cracking — Visible cracks, especially on older 3-tab shingles?
• [ ] Granule loss — Large patches of bare, dark asphalt visible (granules knocked off)?
• [ ] Staining — Black streaks (algae) or green patches (moss)?
• [ ] Sagging areas — Any sections where the roofline dips or waves?

Flashing Inspection

Flashing is the metal (usually aluminum or galvanized steel) that seals roof penetrations and transitions. It's the #1 source of leaks.

• [ ] Chimney flashing — Does metal flashing surround all four sides of the chimney? Any visible gaps, rust, or separation?
• [ ] Pipe boot flashing — Rubber boots around vent pipes cracked, split, or missing?
• [ ] Valley flashing — Metal or closed-cut shingles in roof valleys showing wear?
• [ ] Step flashing — At sidewall/dormer connections, are metal steps visible and intact?
• [ ] Drip edge — Metal edge along eaves and rakes present and not bent or missing?

Gutters and Drainage

• [ ] Gutter granules — Large amounts of asphalt granules in gutters? (Normal at end of roof life)
• [ ] Sagging gutters — Gutters pulling away from fascia?
• [ ] Downspout discharge — Water drains at least 4 feet from foundation?
• [ ] Fascia and soffit condition — Any visible rot, peeling paint, or pest holes?

Structural Signs

• [ ] Roofline straightness — Does the ridge line run straight across the peak?
• [ ] Hip and valley angles — Do the angular rooflines look symmetrical and even?
• [ ] Chimney mortar — Any crumbling or missing mortar between chimney bricks?

Part 2: Attic Inspection (Do This First — Most Informative)

An attic inspection is often more revealing than a roof inspection. You're looking at the underside of the roof deck — the source of truth for leaks and structural issues.

Do this on a sunny day. This makes finding light penetrations easy.

• [ ] Daylight — Turn off your attic light. Can you see any pinpoints of daylight through the roof deck? Any spot of light is a potential leak entry.
• [ ] Water stains — Dark stains on the underside of sheathing boards or on rafters? Active leaks leave wet marks; old leaks leave darker staining with defined rings.
• [ ] Mold or mildew — Black or green mold growth on rafters or sheathing? Often caused by poor ventilation rather than active leaks.
• [ ] Sagging decking — Any soft or spongy areas when you press gently on the roof deck?
• [ ] Ventilation check — Can you see light coming through soffits? Is there a ridge vent at the peak? Proper ventilation requires both intake (soffits) and exhaust (ridge/gable vents).
• [ ] Insulation — Is existing insulation covering the floor evenly without gaps? (Attic insulation inspection — see our full guide)

Part 3: Post-Storm Inspection Checklist

After any significant hail, windstorm, or tornado warning in your area:

Hail Damage Indicators

• [ ] Dented gutters and downspouts — Round dents from hail impact visible?
• [ ] Dented AC condenser — If hail dented your AC fins, your roof was hit too
• [ ] Dented aluminum fascia or vents — Metal trim showing circular impact marks?
• [ ] Vehicle dents — If cars were outside, check for dents; roof likely damaged too
• [ ] Shingle granule accumulation — Significant new granule deposits in gutters post-storm?

Wind Damage Indicators

• [ ] Missing shingles — Any bare spots, especially on windward (typically west or southwest) slopes?
• [ ] Lifted shingles — Shingle edges no longer lying flat?
• [ ] Debris impact — Tree branches or large debris impact on the roof?

What You Found: Next Steps

Green Light — No Immediate Action Needed

All ground and attic checks clear. Schedule a professional inspection in 2–3 years, or after the next major storm.

Yellow Light — Monitor or Minor Repair

• 1–3 missing or damaged shingles: minor repair, $150–$400
• Single flashing area needs sealing: repair, $100–$300
• Algae/moss: treatment with zinc sulfate solution, $30 DIY
• Minor gutter issues: clean and resecure, $50–$200

Get a contractor quote but don't panic. Monitor any interior ceilings for water staining.

Red Light — Call a Contractor Now

Any of these require immediate professional evaluation:

• Multiple missing shingles or large damaged areas
• Visible daylight in attic
• Active water staining or wet insulation in attic
• Sagging roofline or soft spots in deck
• Roof age over 20 years + any of the above signs
• Recent storm with confirmed damage

Getting the Most from a Professional Inspection

When a roofer comes out, ask specifically:

1. "How many layers of roofing are currently on the house?" (2 layers means tearoff required before re-roofing)
2. "Is the decking solid throughout, or are there areas of rot?" (Soft decking adds cost)
3. "Is the damage repairable, or do you recommend replacement?"
4. "If replacement, would a repair extend the roof enough to be worthwhile?"

A reputable roofer will provide written documentation of their findings. Get at least 3 quotes for any work over $1,000.

When Insurance May Cover Roof Damage

File a claim promptly if you suspect hail or wind damage. Insurance policies typically cover "sudden and accidental" damage but not wear and tear.

Document everything:

• Photograph damage the day of the storm if possible
• Keep records of storm dates (weather.gov historical data)
• Get a roofer's written damage assessment before contacting your insurer
• Don't sign an Assignment of Benefits (AOB) form before your insurance adjuster visits