How to Arrange a Roofing Inspection

01At a glance

A roof inspection tells you what condition your roof is in, what needs attention now, and what can wait. People usually arrange one after a hailstorm or high winds, when a ceiling stain appears, before buying a home, or when an older roof is approaching the end of its life.

This guide is for homeowners and buyers. It explains how to document damage safely, how to avoid high-pressure “storm chasers”, and what a useful written report should contain.

02Signs it’s time to book

• A storm with hail or strong winds has passed through your area.
• Shingles, flashing or pieces of gutter are lying in the yard.
• A water stain, bubbling paint or drip appears on a ceiling or upper wall.
• You see daylight through attic boards or damp insulation.
• Granules from shingles collect at the bottom of downspouts.
• The roof is sagging, or shingles look curled, cracked or missing.
• You are buying or selling a home.
• Urgent: active leaking into living space, or a tree or large limb on the roof. Move people away from that area, protect belongings, and contact your insurer and a roofer for emergency tarping. Stay away from any downed power lines and call the electric utility.

03Booking the appointment, step by step

1. Document from the ground. Photograph each side of the roof, debris in the yard and interior stains, with the date.
2. Call your homeowners insurance if you suspect storm damage. Ask how they handle claims and whether they send an adjuster.
3. Find two or three local roofers with a physical address and a track record in your area.
4. Ask for an inspection and a written report, not just a quote for a new roof.
5. Ask what the inspection includes: roof surface, flashing, vents, gutters, attic and interior.
6. Confirm any inspection fee and whether it applies toward repairs.
7. Book a time when you or another adult can be home, and schedule around rain if possible.

04Picking the right provider

Roofing contractor licensing varies widely: some states license roofers, others leave it to cities, and some have no specific license. Check with your state or local licensing authority. Ask for proof of liability insurance and workers’ compensation, since roofing is high-risk work.

Get written estimates from more than one roofer, with materials, scope, cleanup and warranty terms spelled out. Read reviews from several sources and check the Better Business Bureau. The FTC’s hiring a contractor advice covers contracts and payment terms.

Storm-chaser warning signs:

• Someone knocks on your door right after a storm offering a “free inspection” and says your roof needs replacing today.
• Out-of-area license plates and no local address or phone number.
• Pressure to sign a contract on the spot, or to sign over your insurance claim.
• Demands for full or large payment up front before materials arrive.
• Offers to cover your deductible, which may be illegal in some states.

If you have trouble with a contractor, your state consumer protection office can help; USAGov lists them.

05Your pre-visit checklist

• Dated photos of the roof, yard debris and interior stains.
• Your insurance policy number and claim number, if any.
• Clear driveway space for a ladder and truck.
• Access to the attic hatch, with stored items moved aside.
• Pets indoors and kids away from ladders.
• Notes on the roof’s age and past repairs.
• A list of rooms with leaks or stains.

06Questions worth asking

1. Will I get a written report with photos? It helps with insurance and comparing quotes.
2. Are you licensed and insured here? Ask for documents, not just a yes.
3. Does this need repair, or full replacement, and why? A good roofer explains both options.
4. How will you work with my insurance adjuster? Clarify roles before signing anything.
5. What warranty covers materials and workmanship? They are often separate.
6. What payment schedule do you use? Avoid paying most of the cost before work starts.

07How the visit usually goes

The roofer looks at the roof from the ground, then usually climbs up to inspect shingles, flashing around chimneys and vents, gutters and signs of hail or wind damage. Some use drones or binoculars. Many also check the attic for moisture, light and ventilation.

Afterward you should receive a written report with photos, the problems found and recommended repairs. If you have an insurance claim, the adjuster may inspect separately. Report detail, timing and methods vary by company and roof type.

08Mistakes that cost time or money

• Climbing up to look yourself. A fall costs far more than any inspection.
• Signing with the first door knocker. Storm chasers may vanish once paid.
• Skipping photos. Insurers often ask for evidence of the date and extent of damage.
• Paying large sums up front. Tie payments to delivered materials and completed work.
• Accepting a verbal inspection. Without a written report, comparing quotes is hard.
• Waiting on a small leak. Water spreads into insulation, framing and drywall.

09FAQ

How soon after a storm should I get a roof inspection?

As soon as practical, especially if you see damage or leaks. Check your insurance policy for deadlines on reporting storm damage.

Is a free roof inspection a scam?

Not always; many honest roofers offer free inspections. The warning signs are pressure, upfront payment demands, and no local presence.

Can I check the roof myself?

Look from the ground or a window, and take photos. Do not climb up. Leave on-roof inspection to a qualified roofer.

What should a roof inspection report include?

Photos, the condition of each roof area, flashing, gutters and vents, attic observations, recommended repairs and priorities. Ask for it in writing.

Does an inspection cover gutters and paint?

Many roofers check gutters; exterior paint is usually separate. See booking a painting service, and use the home repair visit checklist to prepare.