What’s Included in a Roof Inspection?
What’s included in a roof inspection will vary based on the contractor. Learn more about how L&S Home Improvements assesses roof condition.
What’s included in a roof inspection will vary based on the contractor. Learn more about how L&S Home Improvements assesses roof condition.
Not all roof inspections are the same.
Because we can only speak for ourselves and not other roofing contractors, this article will focus on what our experts at L&S Home Improvements look for when determining whether a roof needs a repair, partial replacement, or full replacement.
Our inspections are generally 60 to 90 minutes long and split into two subcategories: interior and exterior. During our inspection, we take photos and videos of any damage that we identify and ensure you have access to that documentation via CompanyCam. When you choose to move forward with a repair or replacement, we also take photos during and after the repair or replacement.
Before we even begin the inspection, a team member will meet with you personally to introduce themselves, outline what we’re going to do, and discuss expectations.
We prefer starting with the interior inspection so we don’t track dirt or debris into your home, and because checking your interior actually tells us a lot about your roof.
First, we check for any ceiling leaks, specifically looking at the color of the leak. The color of the leak provides important clues about the source and potential severity of the damage.
For example, clear or light-colored stains could indicate water infiltration from broken pipes, leaking fixtures, or rainwater from the roof.
Comparatively, a dark brown or black stain is more serious and indicates that mold is at play and that the problem is long-standing and more severe.
What We Do:
✔️ Check the color of any interior leaks.
After we inspect for leaks, we’ll take a look at your attic.
When you call to schedule an inspection, we’ll ask you about access to your attic. We want to ensure your attic is easy to access and that you’re comfortable with us accessing it.
If you’re not comfortable with it or the attic is challenging to get to, we won’t inspect it. However, we highly recommend this part of the interior inspection because, believe it or not, it will tell us more about the condition of your roof than getting on the roof itself.
What We Do:
✔️ Identify roof decking and any potential rot.
✔️ Evaluate the condition of the ventilation system.
✔️ Evaluate the condition of the insulation.
✔️ Look for visual gaps. You should never see daylight in your attic.
✔️ Evaluate the condition of the damper vents, which are connected to the exhaust fans in your kitchen and bathroom. Vent malfunctions lead to poor air quality, temperature variations, condensation/moisture damage, and more. Most contractors don’t look at the dampers, but we have over 75 years of industry experience and know how critical it is.
✔️ Identify what type of dampers you have. Many homes have goose-neck-style dampers. A good indication of whether you have this style is if there’s an annoying jingling sound. We always install top-of-the-line, no-noise dampers.
Once we get on your roof, there are several key areas we evaluate. During the exterior portion, we note the general feel of the roof as we walk on it, specifically identifying if certain spots seem softer or are sagging, which helps us understand how much of the roof decking needs to be replaced. If you have a unique roof, we utilize satellite measurements to ensure we’re giving you an accurate estimate.
Chimneys create one of the most common areas for roof leaks. The junction between the chimney and roof has flashing, which we check to ensure it is installed properly, if water is collecting anywhere, and if wood is damaged around the chimney.
Additionally, if some chimneys are larger than 30 inches or are on a certain part of the house, they require a saddle/cricket to divert water around the structure, so we’ll note if one needs to be installed.
What We Do:
✔️ Check the chimney flashing for deterioration.
✔️ Determine if a saddle is necessary.
While we would never recommend re-roofing (layovers), Michigan homeowners are allowed to have up to two layers of roofing material on their homes.
If we identify that a layover has been done in the past, it increases replacement costs because this means the replacement will take longer to complete and result in more material waste.
What We Do:
✔️ Identify the number of roof layers you have.
Flashing is one of the most critical weatherproofing components because it’s the primary defense against water infiltration at vulnerable joints and transition areas, including roof valleys, edges and eaves, windows and doors, wall-to-roof intersections, and any areas where additions meet the main structure.
We always check flashing to ensure it’s not loose or missing, and to determine if your system needs more flashing or counterflashing, which protects the base flashing.
In older homes, particularly colonial homes, there may be missing flashing because traditional flashing materials were not always readily available. As a result, overlapping material is often used where flashing should have been installed.
What We Do:
✔️ Check for loose or missing flashing.
✔️ Identify if counterflashing is needed.
✔️ Identify if more flashing is needed.
Next, we evaluate any protrusion points, including stink pipes. We identify if the pipe boot (goes around the stink pipe) is made from metal or plastic, if there are worn-out seals or rusted nails, and whether the shingles are cut properly around them.
We also evaluate the collars and flanges on B-vent pipes for general wear and damage.
What We Do:
✔️ Evaluate the pipe boots and the areas around the pipe boots for signs of damage.
✔️ Evaluate B pipe collars and flanges for signs of wear.
If you have a skylight, we’ll check the flashing around that for signs of deterioration, take measurements of the skylight, and then determine whether any damaged flashing can be reflashed or if it needs to be replaced. In most cases, the flashing has to be replaced for several reasons, including:
What We Do:
✔️ Evaluate the flashing around your skylight for signs of damage.
✔️ Determine whether a reflashing or replacement is needed.
Roof valleys are notorious for having the most wood rot. These are the V-shaped channels that collect and direct water runoff toward the gutters. You could call them the “rivers” of your roofing system.
What We Do:
✔️ Check for debris buildup, which creates dams and increases the likelihood of standing water.
✔️ Ensure proper overlapping techniques are used.
We can’t say enough—proper ventilation is critical for your roofing system.
When we evaluate the exhaust venting, we identify what type of venting it is (e.g., powered, passive, ridge, etc.) and if anything is blocked or missing, which can cause water damage and mold growth and put excessive strain on your entire ventilation system.
What We Do:
✔️ Identify what type of venting is on the roof.
✔️ Check for missing vents.
✔️ Check for blockages.
✔️ Identify leak points/unsealed nail heads.
After we check the exhaust vents, we perform a final inspection from the ground.
From the ground up, we look at the soffits, which are another important part of your home’s ventilation system. These are considered the “intake” part of the system, while the venting is the exhaust. If the soffit is closed or there aren’t enough soffit vents, it creates an imbalance, which can lead to energy waste and moisture intrusion.
What We Do:
✔️ Check if the soffits are open.
✔️ Determine if enough soffit vents are installed.
Lastly, we look at your gutters, primarily to identify what condition they’re in.
Most of the time, gutter systems will need to be replaced because of how they were attached to the house, especially with traditional seamed systems installed with spikes and ferrules.
The spikes and ferrules wear out over time, causing the gutters to lean. If a gutter is hanging or water runs around the edge of the roof and gets behind the gutter system, it can penetrate behind the siding, into the molding, and into the fascia.
What We Do:
✔️ Identify what types of gutters you have.
✔️ Evaluate the condition of your entire gutter system.
Once the interior and exterior inspections are completed, our team will meet with you to discuss what we found. We’ll provide a photo book of what we saw during the inspection (at no cost), discuss our recommendations, and present a comprehensive quote with a cost breakdown. The consultation isn’t over until we know your questions are answered. At L&S Home Improvements, we know that you’re a person, not just a job. This is your home, and you rely on it for protection. Our goal is to ensure you stay protected by providing honest, unbiased solutions.
Although the inspection can take up to 90 minutes, we’re happy to stay as long as needed, whether it’s addressing concerns or offering design recommendations. We’re here to serve you.
We only ask three favors:
Imagine going to your doctor and asking, “Hey, something feels wrong. Can I have a diagnosis?” 10/10 doctors would agree that an assessment is required before a diagnosis can be made.
It’s the same with roofing. If you’ve noticed something off with your roofing system but don’t know what caused it or how to fix it, a roofing contractor won’t know what to do until they perform an inspection. An inspection allows the contractor to a) identify the source of the problem, b) understand the extent/severity of the problem, and c) determine the best course of action based on their findings.
If a roofing contractor just gives you a number with no inspection, they don’t care, and they don’t actually know what the problem is. What if you end up paying for a complete replacement when only a partial one was needed?
We know roofs, and we’re here to make sure you get the solutions that you actually need.
Inspection costs vary by contractor. If you want to replace your roof, our inspections are free.
If you’re curious about the cost to replace your roof, you can use our convenient Roofle tool for a quick cost calculation. Then, schedule a professional inspection with us to get the most accurate estimate.
We have a saying at L&S Home Improvements…if something seems off, it probably is off. Don’t wait if you suspect a problem—call us instead.
Since our founding, we’ve been committed to providing exceptional support, transparent services, and fast quotes to homeowners throughout southeast Michigan. Whether you need repairs or a complete replacement, you can have peace of mind knowing we’ll get the job done right every time.
Visit our website to learn more about our commitment to excellence, or contact us today to schedule your free inspection.
