Roof Inspection Checklist: What to Look For Every Year

A damaged roof is one of the most expensive home repairs you'll face. The average cost to replace a roof in the US runs from $7,000 to $25,000 depending on size, pitch, and materials. Catching problems early — often for a few hundred dollars — can save you from that bill.

This checklist covers what to look for both from the ground and inside your attic. Actual roof climbing is best left to professionals.

From the ground (binoculars help)

Shingles

Are any shingles visibly missing, cracked, or curling at the edges?
Do any sections look darker than surrounding areas? (indicates trapped moisture)
Can you see granule loss? (asphalt shingles losing granules are near end of life)

Flashing

Flashing is the metal strip that seals joints around chimneys, vents, and skylights. Look for rust, gaps, or visible separation.

Gutters

Are gutters sagging or pulling away from the fascia?
Do you see shingle granules collected in gutters? (indicates shingle wear)
Is there plant growth in the gutters? (sign of blockage and moisture)

Ridge and valleys

The ridge line should be straight. Sagging or uneven ridges may indicate structural issues. Valleys (where two roof sections meet) are common leak points.

From inside the attic

Look for water stains on rafters or decking
Check for soft or spongy sections in the decking
Look for daylight penetration around vents or penetrations
Check insulation for moisture or mould

After severe weather

Inspect your roof after hailstorms or high winds. Hail damage is often subtle — small circular dents on shingles or flashing that can allow water infiltration over time. Many insurance claims require prompt reporting.

When to call a professional

Call a roofing professional if you find:

Any missing or significantly damaged shingles
Evidence of water intrusion in the attic
Visible sagging in the roof structure
Flashing that has separated or rusted through

A professional roof inspection costs $150–$400 in the US and CA$175–$450 in Canada — cheap insurance against a much larger repair bill.

Find a roofing contractor

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