If you’re asking “What does a roof inspection include?”, you’re likely deciding what to do next.
Maybe you saw a leak.
Maybe your roof is getting older.
Or maybe you’re comparing repair vs replacement.
This guide breaks it all down in a simple, step-by-step way, so you know exactly what inspectors look for, what problems matter most, and how to use the results to make the right choice.
If you’re scheduling a roof inspection Fort Collins, this guide will help you understand what you’re paying for, and what questions to ask.
Understand the Purpose of a Roof Inspection
A roof inspection checks the condition, safety, and life span of your roof.
It answers key questions like:
- Is my roof still safe?
- Do I need repairs or a full replacement?
- Are there hidden problems I can’t see?
- How urgent is the issue?
This is not just a quick look. A proper inspection looks at materials, structure, drainage, and signs of damage.
Know What Types of Roof Inspections Exist
Not all inspections are the same. The type you need depends on your situation.
Common Types of Roof Inspections
Visual inspection
- Inspector looks from the ground, ladder, or roof surface
- Best for routine checks
- Most affordable option
Drone inspection
- Uses cameras for hard-to-reach areas
- Helpful for steep or fragile roofs
Infrared inspection
- Detects trapped moisture under roofing
- Used when leaks are suspected but not visible
Storm damage inspection
- Focuses on wind, hail, and impact damage
- Often used for insurance claims
Learn What Inspectors Check on the Roof Surface
This is the part most people think of first.
Roofing Materials
Inspectors look for:
- Missing or broken shingles
- Curling or cracked shingles
- Bald spots where granules are gone
- Rust on metal panels
- Loose fasteners
These signs help show how much life the roof has left.
According to Angi, asphalt shingle roofs typically last 15–30 years, but damage can shorten that life fast.
Understand How Flashing and Seals Are Inspected
Flashing is the metal around:
- Chimneys
- Vents
- Skylights
- Roof edges
This is where many leaks start.
Inspectors check for:
- Gaps
- Rust
- Loose or bent flashing
- Old sealant that has dried out
Even a small flashing issue can cause major water damage inside.
See How Gutters and Drainage Are Evaluated
Water must flow off your roof fast.
Inspectors look at:
- Clogged gutters
- Sagging sections
- Downspouts pointing toward the foundation
- Signs of water pooling
Poor drainage can lead to:
- Roof rot
- Ice dams
- Foundation damage
This step helps prevent problems beyond just the roof.
Learn How the Roof Structure Is Checked
A roof inspection is not only about shingles.
Inspectors also check:
- Roof decking
- Sagging areas
- Uneven roof lines
- Soft spots underfoot
These signs may point to:
- Water damage
- Rot
- Structural weakness
If the structure is damaged, repairs alone may not be enough.
Understand Attic and Interior Checks
Many roof problems start inside.
Inspectors may look in the attic for:
- Water stains
- Mold
- Damp insulation
- Sunlight coming through boards
- Poor ventilation
Bad ventilation traps heat and moisture. This shortens roof life and raises energy bills.
Know What a Roof Inspection Report Includes
After the inspection, you should get a clear report.
A good report includes:
- Photos of problem areas
- Written notes in plain language
- Severity of each issue
- Repair recommendations
- Estimated remaining roof life
If the report feels vague, ask questions. You should fully understand the results.
Roof Inspection vs Roof Repair — What’s the Difference?
This is a common pain point.
Roof Inspection
- Finds problems
- Does not fix anything
- Helps you decide next steps
Roof Repair
- Fixes specific issues
- May extend roof life
- Does not reset roof age
An inspection helps you avoid guessing.
Roof Repair vs Roof Replacement — How Inspectors Help You Decide
This is where inspections add real value.
Repair May Be Best If:
- Damage is limited
- Roof is under 15 years old
- Structure is solid
- Leaks are isolated
Replacement May Be Better If:
- Roof is near end of life
- Damage is widespread
- Repairs cost too much
- Structure is compromised
According to HomeAdvisor, roof replacement costs often range from $5,700 to $12,500, while many repairs cost under $1,000. An inspection helps you avoid spending money twice.
How Much Does a Roof Inspection Cost?
Costs vary by type and location.
Average Roof Inspection Costs
- Visual inspection: $100–$250
- Drone or infrared: $250–$600
- Storm damage inspections: sometimes free
Some companies offer free inspections, especially after storms. Always ask what’s included.
How Often Should You Get a Roof Inspection?
Most experts recommend:
- Once every year
- After major storms
- Before buying or selling a home
Regular inspections help catch small issues early. That saves money long-term.
Common Roof Problems Inspectors Find
Here are issues inspectors often spot:
- Missing shingles
- Nail pops
- Flashing gaps
- Poor ventilation
- Water damage
- Mold or mildew
- Sagging roof lines
Many of these start small. Inspections stop them from growing.
Questions to Ask After Your Roof Inspection
These questions help you decide faster:
- Is this damage urgent?
- Can this be repaired, or replaced later?
- How long will repairs last?
- What happens if I wait?
- Are there safety risks?
Clear answers build trust and confidence.
How Roof Inspections Help With Insurance Claims
If damage comes from hail or wind:
- Inspections document proof
- Photos support claims
- Reports explain cause and scope
This helps homeowners avoid claim denials or delays.
Signs You Should Schedule an Inspection Now
Don’t wait if you notice:
- Water stains on ceilings
- Shingles in the yard
- Higher energy bills
- Sagging roof areas
- Musty attic smells
These are warning signs.
How to Use a Roof Inspection to Compare Contractors
A good inspection lets you:
- Compare repair quotes fairly
- Avoid upsells
- Ask smarter questions
- Spot red flags
You’ll know if advice is honest, or sales-driven.
Final Thoughts — Why Roof Inspections Matter
A roof inspection gives clarity.
It helps you:
- Avoid surprise repairs
- Plan your budget
- Protect your home
- Make confident decisions
Instead of guessing, you get facts.
A roof inspection includes much more than a quick look. It checks materials, structure, drainage, and hidden risks.
If you’re comparing repair vs replacement, an inspection is the smartest first step.
