When to ask for one
Before a purchase. A building inspector's mandate covers the whole building. Ask the inspector how the roof is examined. If the report raises a doubt, or if the roof is old, ask us for an opinion before signing.
After a storm. High wind, hail, freezing rain or falling branches can leave damage that is invisible from the ground.
As the roof ages. As the roofing nears the end of its usual lifespan, an inspection lets you plan instead of react. The inspection informs the choice to repair or replace a roof.
What the inspection covers
We examine the roof from the outside and, when possible, from the inside.
On the roof:
- the general condition of the roofing, shingles or membrane
- the flashing around the chimney, walls, vents and skylights
- the seams, upstands and parapet coping on a flat roof
- the drains, gutters and downspouts
- signs of standing water
- how firm the decking feels underfoot
Inside:
- the attic, if accessible, for water marks, the condition of the wood, insulation and ventilation
- the top-floor ceiling, for stains and cracks
What the report should contain
An opinion given out loud on the sidewalk is not worth much. Ask us for a written document.
- The date, the address and the name of the person who inspected.
- The type of roofing and its estimated age.
- Dated photos, with the location of each shot.
- The list of defects found, ranked by urgency.
- The work recommended for each.
- An estimate of the remaining lifespan, given as an opinion and not as a promise.
- The limits of the inspection, such as inaccessible areas, snow or a closed attic.
Inspection or quote?
We also look at the roof to prepare a quote. Ask us whether that visit is free. A quote visit is useful, but it is not an inspection. We then assess the work we are proposing, and you leave with a price, rarely with a report.
A paid inspection gives you a document that belongs to you, which you can show to a buyer, a seller or other contractors. Say in your request which of the two you want.
Frequently asked questions
The building inspector saw the roof. Is that enough?
A building inspector's mandate covers the whole building. Ask the inspector how the roof was examined. For an old roof, a flat roof or any sign of water entry, ask us for an opinion. A roof inspection goes into more detail than a pre-purchase inspection.
How often should a roof be maintained?
For a flat roof, two maintenance visits a year, in spring and fall, are a good habit. We inspect the roof and clear the drain. For a recent sloped roof, a look from the ground each season is enough, with a more thorough inspection as the roofing ages or after a storm.
Does a roofer who inspects have an interest in selling me a roof?
The risk exists with any contractor who inspects and also sells the work, us included. Ask us for the photos and written explanations. A real defect can be shown. If in doubt, get a second opinion.