A roof inspection checks the roof surface, flashing, vents and other penetrations, drainage, and signs of leaks from the attic. It ends in a written report with photos of each problem. It is a visual look, not a water test or an insurance form.
Before someone climbs a ladder or flies a drone over your roof, it helps to know what they should look at and what you should get back.
A roof inspection looks at the roof surface, flashing, vents and other penetrations, drainage, and signs of leaks from the attic, then ends in a written report with photos.
A roof inspection is a careful look at every part of the roof system, not a quick glance from the yard. NRCA, the roofing contractors' trade group, tells owners to look over the whole roof system and the nearby surfaces such as sidewalls and chimneys, note anything that looks abnormal or worn, and pay attention to valleys, gutters and roof drains where debris collects.
Who does it? A roofer, a licensed home inspector, or an owner checking from the ground. The depth is different for each. A roofer's inspection is all about the roof. A home inspector sees the whole house in one visit. Our buying a house guide compares the two.
When does it matter most? NRCA says to inspect at least twice a year, and again after severe weather. In Florida that means before hurricane season starts on June 1 and after any strong storm. Our how often to inspect a roof page covers the timing.
Why bother? Small problems on a roof stay small until water finds them. A lifted shingle, a dry flashing seam or a cracked tile is a short repair today and a wet ceiling later. A good inspection finds those spots while the fix is still simple.
Coastline inspects shingle, tile, metal and low-slope roofs. On tile, Josh usually flies a drone first, then goes up close where needed. You get a written photo report and a straight answer. Coastline Roofing works all over Florida (license CCC1331076).
Most inspections run in the same order: a few questions, a look from the ground, a closer look from a drone or ladder, the surface, the flashing, the drainage, the attic, then the report.
The inspector asks how old the roof is, whether it has leaked, and whether anyone has repaired it. Have the permit or the last replacement paperwork handy if you have it.
From the ground the inspector sees sagging lines, missing pieces, stains, debris and how the roof meets the walls. Florida's state tile guide suggests walking around the house to check how the hip, ridge and eave tiles are attached.
Josh says that on tile, "Most of the time we like to fly the drone over it, but sometimes we do have to get up and close in." A drone shows the whole roof without anyone stepping on brittle tile. Where something needs a hands-on check, a person goes up.
The inspector checks the shingles, tiles, metal panels or membrane for cracks, lifting, curling, rust, blisters or worn spots. See the table below for what each roof type shows.
Flashing is the thin metal that seals the roof where it meets a wall, chimney or vent. The inspector checks flashing, pipe boots, vents and skylights, because seams here are common leak points.
On a steep roof that means valleys and gutters. On a low-slope roof it means looking for ponding water and drains that are not working.
From inside, the inspector looks for stains, damp insulation, daylight through the deck, rusted nails and wet spots around vents and pipes.
Each problem is photographed and written up, with what it is, where it is and what to do about it.
The checklist changes with the material. Each roof type fails in its own way, so the inspector looks for different signs.
| Roof type | What the inspector looks for | Source |
|---|---|---|
| Shingle | Missing, curling, cupped, broken or cracked shingles; damage in valleys; heavy granule loss in gutters; blisters; dark algae stains | State Farm roof maintenance guide |
| Tile | Cracked, broken or loose tiles, most of all at ridges, gable edges and eaves; how hip, ridge and eave tiles are attached; attic stains | Florida Division of Emergency Management tile guide |
| Metal | Loose fasteners, seams that need sealing, and debris that traps moisture | Metal Construction Association, via Facilities Net |
| Low-slope (flat) | Water pooling that may signal poor drainage; flashing at walls and penetrations | State Farm and IBHS |
Coastline repairs and replaces all four types. A leak diagnosis on tile, for example, often starts with a drone pass and ends with a closer look at the spots the photos flag.
A report is only useful if you can act on it. Look for these six things.
InterNACHI's standard asks the inspector to describe the type of roof covering. A good report also gives a plain-language summary of its condition.
A photo beats a paragraph. You should see the cracked tile, the lifted flashing or the stain, not just read about it.
The report should show which slope or section, so a repair crew can find it, and so you can check the spot yourself from the ground.
Active leaks and exposed deck come first. Wear that is a year or two from trouble can go on a schedule.
A fair report says which one fits and why. Our guide to signs you need a new roof shows what pushes a roof toward replacement.
ASHI's standard asks the inspector to describe how the roof was inspected. If the inspector could not see a slope or the attic, the report should say so.
A roof inspection is a visual look. It does not include insurance forms such as a four-point or wind mitigation form, and it is not a water test.
A visual roof inspection is not a water test. InterNACHI's standards list a water test as something a home inspector is not required to do. Ask any inspector what the visit does and does not cover.
It is also not an insurance form. A four-point inspection checks the roof, electrical, plumbing and heating and cooling for an insurer. A wind mitigation inspection records the roof's wind features on the OIR-B1-1802 form. Under Florida Statutes 627.711, an insurer must accept that form from a licensed home inspector with hurricane training, a certified building code inspector, a licensed general, building or residential contractor, a licensed engineer or architect, or someone the insurer accepts. Coastline's license cannot sign the wind mitigation form, but Coastline can coordinate a licensed inspector. Read wind mitigation inspection savings for how that form works.
Last, a fair inspection comes with no strings. Florida Statutes 489.147(2)(b) bars a contractor from offering a gift card, cash, a waived deductible or anything else of value in exchange for a roof inspection, and the statute allows fines up to $10,000 per violation. If a roofer offers a prize for a look at your roof, walk away. For the cost side, see our roof inspection cost guide.
Inspect at least twice a year, before hurricane season and after severe storms, and call a roofer when you see damage or when the roof is older.
NRCA advises owners to inspect at least twice a year, preferably in spring and fall, and after severe weather such as a hurricane, tornado or hailstorm. The National Hurricane Center puts the Atlantic season at June 1 to November 30, with the peak on September 10, so a late-spring check gets a roof ready. IBHS recommends a professional inspection once a year and after major storms.
You can do a first pass yourself, safely, from the ground. NRCA says many inspections can be done from the ground or a ladder, and it does not recommend that homeowners walk on roofs unless trained and equipped to do so safely. For tile, the state guide advises against walking on it at all, and our walking on a tile roof page shows how pros avoid breaking tiles.
Call a roofer when you see missing or cracked pieces, ceiling stains, daylight in the attic, or when a storm has just passed. Our hurricane season roof prep page lists what to check. A Coastline roof inspection ends with a written photo report you keep.
"Josh was especially amazing. He was professional, patient, and took the time to explain everything clearly so I felt comfortable and informed throughout the entire process. You can tell he genuinely cares about his customers and takes pride in his work."Madison T.Roofing customer
"Good communication and did a great job."Rick R.Roofing customer, Florida Gulf Coast
"Highly recommend. Great communication. Great quality of work and very personable. Easy to work with. Will use again for home renovations."Justin S.Roofing customer, Florida Gulf Coast
Usually it should. Florida's state tile guide says stains, daylight through gaps, rusted nails and wet spots around vents and pipes show up from the attic. InterNACHI's standard also has a home inspector view the general roof structure from accessible panels, doors or stairs. Ask whether attic access is part of your visit.
Not always. Home inspectors are not required to walk any roof surface under InterNACHI's standard, and NRCA does not recommend walking on roofs without training and safety gear. On tile, Coastline usually flies a drone first, and goes up close only where something needs a hands-on check.
No. A roof inspection looks at condition and ends in a written report. A wind mitigation inspection records roof features on the OIR-B1-1802 form for an insurance credit, and it must be signed by a person Florida Statutes 627.711 lists. Coastline's license cannot sign it, but Coastline can coordinate a licensed inspector.
Write down any ceiling stains and where they are, and the dates of past leaks or repairs. Find the roof permit or replacement receipt if you have one. Move cars or patio items that block a ladder or a clear view of the roof. Then check the attic access is clear.
Look the license up on the Florida Department of Business and Professional Regulation website before anyone goes up. Our guide on how to verify a Florida roofing license shows the steps. Coastline's state license, CCC1331076, is a Certified Roofing Contractor license and is valid anywhere in Florida.
You get photos of what we find, a plain explanation, and an honest answer on repair or replacement. Reach out and we will set up a look.
Leave your name and number. We typically call back the same day during business hours. Consent to texts is not required.
