Don't walk the roof yourself. Roof falls account for a significant share of home-injury hospital visits each year, and shingles damage easily under foot. The right pattern is a ground-level visual check from the homeowner twice a year, a professional inspection on a 1 to 2 year cadence, and an additional inspection after any storm event. Documentation from those inspections is also what insurance asks for when a claim happens.
Quick schedule
- Yearly: professional inspection for roofs older than 10 years.
- Every 2 years: professional inspection for newer roofs (under 10 years).
- Twice a year (spring and fall): homeowner ground-level walkaround.
- After any major storm (hail, high wind, falling branches): schedule a professional inspection within 1 to 2 weeks.
- Before selling: get an inspection so you know what's there before the buyer's inspector finds it.
- Before any insurance renewal: document recent professional inspections if you have them.
What you can see from the ground
Walk slowly around the perimeter with binoculars if you have them. Look for:
- Missing or visibly damaged shingles. Lifted corners, cracks, curling, or bald spots where granules have worn off.
- Sagging rooflines. A roof should look straight along the ridge and the eaves. Dips or waves point to structural issues.
- Dark streaks on shingles. Usually algae (Gloeocapsa magma), not structural, but worth noting.
- Granule accumulation in gutters or at the bottom of downspouts. Significant loss of granules means the shingles are aging out.
- Damaged flashing at chimneys, vents, skylights, and where two roof planes meet. Look for rust, gaps, or lifted edges.
- Bent or missing vent covers. Plumbing vents, attic vents, and dryer vents on the roof.
- Visible damage to soffits, fascia, or trim. Often a downstream sign of roof-edge issues.
From the ground you can spot maybe 60 to 70% of issues. The rest needs a person on the roof, which is the inspector's job.
What to check from inside the attic
Twice a year, take a flashlight into the attic:
- Look at the underside of the roof sheathing for water stains, dark spots, or mold.
- Check around the chimney chase, plumbing vent stacks, and any roof penetrations.
- Look for daylight where there shouldn't be (small holes from nails working through, gaps at flashing).
- Check insulation for compressed or wet patches.
- Note any unusual smells (musty = moisture; sharp = animal).
If you see stains, daylight, or wet insulation, schedule a professional inspection now.
What a professional inspection covers
- Walking the roof if it's safe (most pros use ropes or boots designed for shingles).
- Detailed inspection of shingles, flashing, and seals around penetrations.
- Check chimney crown and cricket (the diversion piece behind a chimney).
- Inspect ridge vent, soffit vents, and gable vents.
- Check gutters and downspouts for proper attachment and slope.
- Inspect the attic from below for moisture, ventilation, and structural issues.
- Document findings with photos.
- Estimate remaining roof life and prioritize any repair needs.
Typical cost: $150 to $400 for a residential roof. Higher for very steep, very tall, or unusually large roofs. Many roofers do free inspections in hopes of getting the repair work. Get the inspection in writing either way.
What changes the schedule
- Climate. Hot, sunny climates (Southwest, Florida) age shingles faster. Hail belts (Plains states, parts of the Mountain West) see more storm-related damage. Snow regions see ice dam wear.
- Tree cover. Trees overhanging the roof drop debris, scratch shingles, and shade areas in ways that hold moisture.
- Roof age. Asphalt shingle roofs typically last 20 to 30 years. Metal, 40 to 70 years. Tile, 50+ years. Slate, 75 to 100+ years.
- Recent work nearby. Construction or storm damage in the neighborhood often means similar damage you haven't noticed.
- Insurance requirements. Some insurers require inspections for older roofs as a condition of renewal.
After a storm
Damage from hail, high wind, or falling debris is often not visible from the ground. Insurance claims for storm damage have time limits (often 1 year from the date of the storm). The pattern:
- Document any obvious damage with photos and dates.
- Schedule a professional inspection within 1 to 2 weeks.
- If the inspection finds damage, file an insurance claim with the inspection report attached.
- Don't sign a contract with a roofer who shows up unsolicited after a storm before you've talked to your insurance adjuster.
What the inspection report should include
- Photos of every problem area, with locations identified.
- Estimated remaining roof life.
- List of repairs needed now, soon, and eventually.
- Estimate of repair vs replacement cost if relevant.
- Notes on attic ventilation, flashing condition, gutters.
- The inspector's name, license, and contact information.
Keep the report. Insurance, future buyers, and future inspectors all benefit from a paper trail.
What we don't write here
This article doesn't include DIY roof-walking, shingle replacement, or any step that requires being on the roof. Roof falls are one of the most common serious-injury home accidents. Some homeowners have the skill and equipment to do roof work safely; the cost of getting it wrong is too high for a general-purpose article. Leave roof access to roofers.
Good maintenance rhythm
- Twice a year (spring and fall): homeowner ground-level walkaround with binoculars.
- Twice a year: attic check from below for stains, moisture, daylight.
- Yearly: professional inspection for roofs over 10 years.
- Every 2 years: professional inspection for newer roofs.
- After any major storm: professional inspection within 1 to 2 weeks.
- Yearly: clean gutters and check downspouts for proper drainage away from foundation.
- Yearly: trim back tree branches that overhang or touch the roof.
- Save every inspection report.