Roof Inspection Guide
Watch from ground. Hire pro yearly.
Annual ground-level check
- Walk around house with binoculars.
- Look for missing/curled/cracked shingles.
- Sagging areas.
- Stains on ceilings inside (water damage).
- Granules in gutters (asphalt shingle wear).
- Moss or algae growth.
- Damaged flashing around chimney/vents.
When to call pro
- After hailstorm or major wind.
- If 15+ years old asphalt shingle.
- 20+ years architectural shingles.
- Selling home soon (inspection helps).
- Buying home (always inspect).
- Annual = good idea after age 15.
- Cost: $100-300 inspection.
Roof lifespan
- Asphalt shingle — 15-30 years.
- Architectural shingle — 25-40 years.
- Metal — 40-70 years.
- Tile / slate — 50-100+ years.
- Replace BEFORE failure (insurance issues if known damage).
- Get records when bought home.
Roof replacement cost
- Average asphalt: $8,000-18,000.
- Architectural shingle: $10,000-25,000.
- Metal: $20,000-40,000.
- Get 3 quotes — wide variance.
- Storm damage often homeowner's insurance covers.
- Watch deductible — roofs raise it after claim.
Storm chaser scams
- Show up after hailstorm offering "free inspection."
- Find "damage" that wasn't there before.
- Sometimes CAUSE damage during "inspection."
- Help file inflated insurance claim.
- Disappear with money before work done.
- Use LOCAL companies (in business 5+ years).
- Verify license + insurance.
- Get 3 quotes. Don't sign contracts at door.
Find good roofer
- BBB A+ rating.
- Ask for 3 recent local references — drive by.
- 5+ years in business.
- Licensed in your state.
- Workers comp + liability insurance.
- Manufacturer-certified for shingle warranty.
- Detailed written estimate (not 1 line).
- Don't pay more than 30% upfront.
Drone inspections
Some inspectors use drones — safer + thorough. iRoof, IMGING etc. send drone, get full report. Often $50-150. Ask current home insurance — they'll often inspect for free since they want to know about damage. Use this. Document conditions yearly.