Roof Inspectors: Spotting Shingle and Flashing Problems

A roof can look sound from the driveway and still have trouble where shingles meet flashing. Plan inspections twice a year, in spring or early summer and again in fall. An additional inspection may be warranted after severe weather, such as hail or high winds. Knowing what roof inspectors look for means checking shingles, flashing, roof openings, drainage and signs of moisture inside the home.

It’s understandable to want a clear picture before deciding whether a roof needs attention. An inspection can distinguish routine wear from damage that calls for repair. A written report can describe the roof’s condition and outline recommended repairs and their costs.

This article explains how often to schedule an inspection, which shingle and flashing details matter, and what inspectors may examine inside and outside your home. You’ll also learn how to read the findings and understand what can shape the recommended next steps.

Checking curbs, joints, drains, scuppers and terminations

Roof inspectors examine places where the roofing surface meets an edge, opening or raised structure. Curbs around rooftop equipment, seams between materials and roof terminations can let water through if their seals deteriorate. At drains and scuppers, inspectors look for leaves, branches and other debris that could obstruct runoff. Standing water or vegetation can signal drainage problems, while blisters, splits or small cracks may indicate damage to the roof surface.

A roof inspection focuses on the roof’s condition and components; a home inspection covers a broader range of visible systems and structures. In Canada, a roof inspection is not automatically required when buying or selling a home, though buyers or sellers may choose one to understand the roof’s condition.

Inspectors may also examine the attic and roof structure. They look for damp insulation, water marks, mould or rot on rafters, and signs of damage to the roof deck. In Windsor and Essex County, winter snow and ice, spring thaw and summer storms can leave leaks or loosen roofing materials, so the season and recent weather can influence what receives closer attention.

Access and weather can limit an inspection. According to the European Commission, for roofs with an inclination above 60°, only scaffolding or aerial work platforms may be used, regardless of the fall height. Department of Justice Canada states that work on a temporary structure is prohibited during hazardous rain, snow, hail, electrical or wind storms, except to remove a hazard or rescue an employee. Inspectors may need to postpone unsafe work or assess visible areas instead.

At a drain, the inspector checks whether debris blocks the water path and whether nearby seams or seals appear damaged. Around a curb, they examine the joint where the raised edge meets the roof covering. Gutters and downspouts matter too: clogs, detachment or poor slope can prevent water from draining away from the building. These details help show whether a concern is isolated or connected to broader drainage issues.

Checking flashings around chimneys, dormers, and vent pipes

Flashing closes gaps where a roof meets a chimney, dormer, vent, flue or skylight. Inspectors examine these transitions because loose or deteriorated flashing can let water pass beneath shingles. They look for dents, torn or missing sections, corrosion, and sealant that has cracked or pulled away. A small opening around a vent pipe can expose the roof deck to moisture, even when nearby shingles appear intact.

At a dormer, the inspector follows the flashing along the sidewalls and where the dormer meets the roof slope. They look for lifted edges, gaps or sections that no longer sit securely beneath adjoining shingles. Chimneys also receive close attention, especially along the sides and uphill edge. Inspectors check for cracked caulking, deteriorated mortar or brick, and a missing chimney cricket or saddle that would direct water around the chimney.

Roof pitch and chimney width help determine the cricket’s proportions. On a 12:12 roof pitch, a chimney cricket or saddle should be half the chimney’s width. Inspectors also check chimney saddle flashing and metal nosing for damage or separation. They assess each visible edge rather than relying on sealant alone, since a bead of caulking cannot correct flashing that has shifted or torn.

At vent pipes and flues, the inspection includes the flashing boot, its seal and its placement around the opening. Around skylights, inspectors look for missing caulking, failed sealant and signs of leakage. They also assess roof jacks for repair or replacement needs. A written finding can identify the exact location, such as a cracked chimney seal or loose vent flashing, so the next step addresses the specific defect rather than treating the whole roof as one problem.

Identifying buckled, curled, damaged, or missing shingles

An inspector checks asphalt shingles for curled edges, cracks, loose or missing pieces, and granule loss. Buckling can disrupt the roof’s even surface, while a lifted shingle may expose the layer beneath to rain. Excess moss also matters because it can obscure the shingles and make damage harder to assess. Inspectors note where visible wear occurs and how far it extends, rather than treating every isolated defect as evidence that the whole roof needs replacement.

The pattern helps determine the scope of the concern. If more than one-third of the shingles on a roof are curling, the whole roof should be re-shingled. A small damaged area may instead call for a localized repair, depending on the surrounding shingles and the roof’s condition. Inspectors also look for asphalt granules collecting in gutters, which can be a reason to examine the roof for damaged or missing shingles.

For a full roof assessment, inspectors consider shingles alongside flashing, gutters and ventilation. They note shingle wear, inspect flashing for damaged or loose sections, check gutters for clogs or detachment, and look at vents for improper placement or failed seals. Together, these observations connect visible roof defects with possible drainage or moisture concerns, rather than treating each component in isolation.

Signs inside the home can help trace a leak. Inspectors look for ceiling or wall discolouration, damp attic insulation, mould, and moisture or rot on roof rafters. Sagging areas and damp spots also warrant attention. A visual inspection may reveal hairline cracks or small membrane defects that are difficult to spot from the ground. Taken together, indoor signs and roof surface findings help identify where water may be entering and which damaged materials need closer assessment.

Providing a condition report and repair costs

A useful roof report connects each observation with its location and condition. It may note a lifted shingle on a slope, damaged flashing beside a chimney, or water staining beneath a roof area. The report can also describe the roof’s overall condition when repairs aren’t needed. Clear findings help you understand whether a concern is isolated or part of a broader pattern.

Inspectors assess age and remaining lifespan by considering the roof covering’s type, visible wear and general condition. A guide lists projected lifespans of 20 years for standard three-tab asphalt shingles and 30 years for architectural asphalt shingles. These are projections, not a precise expiry date for an individual roof. Curling, cracks, missing shingles and granule loss help show how the roof is wearing. Assessing remaining roof life is also vital before pursuing energy upgrades; for example, guides examining solar panel planning permission Staffordshire note that property owners should confirm roof stability and condition well before mounting panels.

Repair costs depend on the work identified, the roof’s size and pitch, the reason for the inspection, and who performs it. The estimate reflects the required work and the roof’s characteristics. A report may detail the cost of necessary repairs, giving you a basis for considering the scope of work. If the inspection finds no repairs are needed, no repair recommendation is necessary.

Read each finding alongside its recommended action. A localized defect may call for a targeted repair, while widespread deterioration can point to a larger project. The report should make the distinction understandable by describing the affected areas and the work involved. If repairs are recommended, roof repair service can address documented damage and help restore the roof’s protective function.

Mould, damp spots and sagging inside a building can indicate that its roof may need repair. These interior clues can be considered alongside the documented roof condition when assessing what work is needed.

Roof inspectors may check roof jacks and skylights to determine whether they need repair or replacement. Including these features in the assessment can clarify which parts of the roof may require attention and whether the recommended work involves repair or replacement.

Cleroux & Sons Roofing

Cleroux & Sons Roofing can turn inspection findings into a clear next step. A thorough roof inspection with a full report documents visible concerns and explains whether repairs are recommended. If the report identifies damaged shingles or other defects, roof repairs can address those specific issues. When wear is widespread, a pitched roof replacement may be more suitable.

This approach helps homeowners understand their roof’s condition before deciding how to proceed. Inspection findings provide a basis for discussing repairs or replacement without treating every concern as a reason for major work. Contact Cleroux & Sons Roofing to discuss a roof inspection or findings you need help interpreting.

Choose your next step with confidence

Knowing what roof inspectors look for can make the next decision feel more manageable. A report is valuable because it turns observations into a practical plan. Consider which recommendations address a current concern and which can be planned for later. If a finding is unclear, discuss its location, the proposed work and the reason for it before deciding how to proceed.

Keep the report with your home maintenance records. It can serve as a reference for future inspections and help track changes in the roof’s condition. Clear documentation also makes it easier to revisit a recommendation and understand what has already been addressed.

For guidance on your roof’s condition or the next steps for your home, contact Cleroux & Sons Roofing. A considered plan starts with a clear understanding of the roof, and you can move forward one decision at a time.

Frequently Asked Questions

How Often Should You Get a Roofing Inspection?

Arrange a roof inspection twice a year: once in spring or early summer, and again in fall. These seasonal checks help assess wear after winter conditions and summer storms. Arrange an additional inspection after severe weather, such as hail or high winds, or if you suspect a leak. A recurring schedule gives you a chance to address developing concerns before they worsen.

What do roof inspectors check during a roof inspection?

To understand what roof inspectors look for, consider the whole roof system, not just the visible shingles. An inspection may cover asphalt shingles, wood shakes, metal panels or membranes, along with roof openings, drainage and ventilation. The inspector also considers whether interior signs, such as damp attic insulation, relate to visible roof conditions. This broader view can help distinguish a surface defect from a concern affecting other areas.

How long does a roof inspection take, and what does the report include?

The time needed depends on factors such as roof size, pitch and the inspection’s purpose. A report may describe the roof’s condition and detail necessary repairs and their costs. If no repairs are needed, it can document that condition instead. For example, a report for a home purchase can clarify whether a finding calls for repair planning or simply records the roof’s observed state.

How often should homeowners in Canada get their roof inspected?

Homeowners in Canada should schedule inspections twice a year, ideally in spring or early summer and fall. In Windsor, Tecumseh, LaSalle, Amherstburg, Leamington and Kingsville, seasonal inspections can help assess roof condition after winter weather and summer thunderstorms. Severe weather, including hail or high winds, can make an additional inspection worthwhile. This schedule provides regular opportunities to identify changes between seasons.