A good roof inspection is not someone glancing up from the driveway and pronouncing it fine. It looks at the whole roofing system, from the shingles on top to the flashing at every transition, the structure holding it up, and the insulation and ventilation in the attic underneath. Between our freeze-thaw cycles, ice dams, summer humidity, and heavy snow, Central PA roofs earn at least one careful check a year. Here is the full 20-point list of what a real inspection covers, so you know what you are paying for and can tell a thorough job from a quick look.
Exterior
The outside of the roof is where most problems either start or show themselves, so it is where an inspection spends the most time. The goal is not just spotting missing shingles, it is reading the condition of the whole weather surface and, especially, the flashing at the transitions where leaks almost always begin.
- Shingles for cracking, curling, buckling, blistering, or missing pieces
- Granule loss showing up in the gutters
- Flashing around chimneys, vents, skylights, and wall connections
- Ridge caps along the peaks and hips
- Pipe boots and sealant integrity
- Fascia, soffit, and drip edge condition
Interior and attic
This is the part cheap inspections skip, and it is often where the truth lives. The attic shows you what the roof is doing from the inside before it ever reaches a ceiling downstairs, and it is the only place to judge ventilation and hidden moisture. A roofer who never goes into the attic is only seeing half the roof.
- Water stains on ceilings and walls
- Mold, mildew, or wood rot
- Daylight showing through the decking
- Insulation condition and depth
- Balanced ventilation (intake and exhaust)
Structure and drainage
A roof is only as sound as what holds it up and what carries the water away. This part of the check makes sure the deck and framing are solid and that every gallon shedding off the roof is actually leaving the house instead of pooling where it can do damage.
- Roof decking for soft spots and warping
- Rafters and trusses for damage or sagging
- Evidence of past ice dams
- Gutter alignment, clogs, and secure fastening
- Downspouts discharging 4–6 feet from the foundation
Age, history, and the report
Finally, the inspection puts what it found in context. A roof's age against its expected lifespan, the quality of past repairs, and outside factors like overhanging trees and algae all shape how much life is really left. And none of it is worth much if it stays in the inspector's head, so the job is not finished until you have it in writing.
- Tree contact and moss or algae growth
- Quality of any previous repairs
- Overall roof age against expected lifespan
- A written report with photos and clear recommendations
Why the written report matters
The report is the deliverable, not a formality. Photos of what was found, a clear read on the roof's condition, and specific recommendations give you something you can act on, compare against other opinions, and keep for your records or a future sale. A verbal you are good or you need a new roof gives you none of that. When you get an inspection, expect to walk away with documentation you can hold onto, whether the news is good or bad.
How often to inspect
Once a year is the minimum, and twice a year once a roof is over 10 years old and entering the stretch where problems accelerate. Beyond the routine schedule, add an inspection after any major wind or hail storm, before buying or selling a home, and after any work is done on or near the roof, since that is a common time for details to get disturbed. Catching issues on this schedule is what keeps a small repair from turning into a big one. Our inspection is free when you are weighing a repair or replacement, so there is no reason to put it off.
Common questions
Can I inspect my own roof?
You can spot obvious trouble from the ground with binoculars, missing shingles, sagging, or debris, but stay off the roof itself. Much of what matters, the flashing detail, the condition of the decking, attic moisture, and whether the ventilation is balanced, needs a trained eye and safe access.
How long does a thorough inspection take?
A genuine inspection that covers the exterior, the attic, and the structure usually takes the better part of an hour, sometimes more on a large or cut-up roof. If someone is done in five minutes, they looked at the roof, they did not inspect it.
Why does the attic matter if the problem is on the roof?
Because the attic is where a roof shows early trouble and where ventilation and hidden moisture are judged. Stains, damp insulation, daylight through the deck, and poor airflow all reveal themselves from inside before they ever reach a ceiling below. An inspection that never enters the attic is only seeing half the picture.
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