I have walked hundreds of roofs across West Michigan, and homeowners almost always ask the same question before I climb up: what are you actually looking for? Most people assume an inspection means glancing at the shingles from the ground. It does not. A proper inspection covers the roof surface, the structure underneath it, and the attic space below, because most of the leaks I find did not start where the water showed up inside the house.
Here is the actual checklist I run through on every free inspection, and why each item matters.
What I Check on the Roof Surface
Shingle condition. I look for curling, cracking, and missing granules, not just missing shingles. Granule loss is often the earliest sign of aging shingles, and it shows up long before a homeowner notices anything from the ground.
Flashing. This is the metal sealing the joints around chimneys, skylights, vent pipes, and where two roof sections meet. In my experience, damaged or improperly sealed flashing causes more leaks than worn shingles do. It is also the thing most homeowners never think to check, because it is easy to miss unless you know what proper flashing looks like.
Valleys and seams. Roof valleys collect more water and debris than any other part of the roof. I check for granule buildup, cracking, and any sign the valley liner has worn through.
Gutters and downspouts. I check for granules collecting in the gutters, which points to shingle wear, and I check that water is actually draining away from the foundation instead of backing up under the roof edge.
Vent boots and pipe collars. The rubber seals around plumbing vents degrade faster than the shingles around them. This is a small, inexpensive fix when caught early, and a common source of slow ceiling leaks when it is not.
Signs of pest or animal entry. Small gaps at the roofline are an easy entry point for squirrels and other animals, and I check for chewed edges or nesting material whenever I am up there.
What I Check in the Attic
The attic tells me more about the true condition of a roof than the shingles do, and it is the step I see skipped most often by inspectors who are trying to move fast.
Daylight and moisture. I look for any point where daylight comes through the roof deck, and I check the underside of the decking and rafters for water staining, dark spots, or soft wood. A leak often travels several feet from where it enters before it shows up as a stain inside the house, so tracing it back matters more than just noting where the ceiling looks wet.
Insulation condition. Wet, compressed, or missing insulation is often a sign of a leak that has been present for a while, even if no one has noticed a stain yet.
Ventilation. This is the item I explain to homeowners more than any other, because it is the least understood. Attics need balanced intake and exhaust ventilation to let moist air escape and to keep the roof deck at a consistent temperature. Poor ventilation is one of the leading causes of ice dams in Michigan winters, and it can shorten the life of an otherwise healthy roof by years.
Structural condition. I check the rafters and decking for sagging, rot, or previous repair work that was not done correctly. This is the difference between a repair estimate and a replacement recommendation, and it is not something you can judge accurately from the ground or from photos alone.
Why This Level of Detail Matters
A roof problem rarely announces itself where it starts. A stain on a bedroom ceiling might trace back to a flashing gap near the chimney, ten feet away. Ice damming along an eave is often a ventilation problem in the attic, not a gutter problem outside. If an inspection only covers what is visible from the driveway, it misses the parts of the roof that actually determine how much longer it will last and what it will cost to maintain.
This is also why I do not just hand over a list of problems. After every inspection, I walk the homeowner through what I found, show photos when possible, and explain what is urgent versus what can be monitored. A cracked vent boot and a rotted section of decking are not the same kind of problem, and they should not get the same kind of quote.
How Often You Should Get a Roof Inspected
I generally recommend an inspection once a year, ideally in the fall before winter weather sets in, and again after any major wind or hail event. Michigan roofs take a beating from freeze-thaw cycles and lake-effect snow that homes in milder climates never deal with, so catching small issues before winter is the difference between a minor repair and a much larger one in the spring.
What Happens After the Inspection
You get a written summary of what was found, photos of anything worth showing, and a straightforward recommendation. If the roof is in good shape, I will tell you that directly. If repairs are needed, you get an itemized quote before any work begins. If the roof has reached the point where replacement makes more financial sense than continued repairs, I will walk you through why, using what I actually found on your roof rather than a generic age-based rule of thumb.
Frequently Asked Questions
How long does a roof inspection take?
Most inspections take between 30 and 60 minutes, depending on the size and complexity of the roof and whether attic access is straightforward.
Do I need to be home for the inspection?
It helps, mainly so we can access the attic and so I can walk you through what was found in person, but it is not always required for the exterior portion of the inspection.
Is a roof inspection really free?
Yes. The inspection itself carries no cost or obligation. You only pay if you decide to move forward with a repair or replacement.
Can a roof inspection help with an insurance claim?
Yes. If we find storm or wind damage, we document it with photos and a written report that can support a homeowners insurance claim.
What if the inspection finds nothing wrong?
Then you get peace of mind and a written record of your roof's condition, which is useful to have on file even if no work is needed right now.
Request Your Free Roof Inspection
If it has been a year or more since your last inspection, or you have noticed a stain, a draft, or higher than normal energy bills, request a free inspection and we will give you a straightforward answer about the actual condition of your roof.
Comments