Roof Inspection Checklist 2026: Free 25-Point Tool

25-Point Roof Inspection Checklist

Check off each item as you inspect. Your condition score and recommendation update in real time.

Progress: 0 of 25 items checked0%

Condition Score

Replacement or Major Repair Likely Needed

Items needing attention: 25

Shingles & Surface

1.No missing, cracked, or curling shingles visible2.No granule loss (bare spots or granules in gutters)3.No blistering or buckling on shingle surface4.Flashing at ridges and hips is intact5.Shingles lie flat — no lifting edges or wind damage

Flashing & Seals

6.Chimney flashing is intact and sealed (no gaps or rust)7.Pipe boot flashings are not cracked or torn8.Skylight flashing shows no lifting or separation9.Valley metal/flashing is straight and undamaged10.Step flashing at wall intersections is tight and sealed

Gutters & Drainage

11.Gutters are securely attached — no sagging or pulling away12.No excess shingle granules in gutters (sign of aging)13.Downspouts direct water away from foundation14.No standing water or debris pooling on roof sections15.Gutter joints and end caps are sealed and not leaking

Attic & Interior

16.No daylight visible through roof deck from attic17.No staining or dark spots on roof decking (water intrusion)18.Adequate attic ventilation — soffit and ridge vents clear19.No signs of mold or mildew on attic framing20.Insulation is dry and not compressed or stained

Structure & Deck

21.Roof deck feels solid — no soft spots or spongy areas underfoot22.No visible sagging or dips in the roofline from ground level23.Fascia and soffit boards are solid — no rot or damage24.Ridge line is straight — no bowing or deflection25.All previous repairs appear intact and properly integrated

Items needing attention (25)

No missing, cracked, or curling shingles visible
No granule loss (bare spots or granules in gutters)
No blistering or buckling on shingle surface
Flashing at ridges and hips is intact
Shingles lie flat — no lifting edges or wind damage
Chimney flashing is intact and sealed (no gaps or rust)
Pipe boot flashings are not cracked or torn
Skylight flashing shows no lifting or separation
Valley metal/flashing is straight and undamaged
Step flashing at wall intersections is tight and sealed
Gutters are securely attached — no sagging or pulling away
No excess shingle granules in gutters (sign of aging)
Downspouts direct water away from foundation
No standing water or debris pooling on roof sections
Gutter joints and end caps are sealed and not leaking
No daylight visible through roof deck from attic
No staining or dark spots on roof decking (water intrusion)
Adequate attic ventilation — soffit and ridge vents clear
No signs of mold or mildew on attic framing
Insulation is dry and not compressed or stained
Roof deck feels solid — no soft spots or spongy areas underfoot
No visible sagging or dips in the roofline from ground level
Fascia and soffit boards are solid — no rot or damage
Ridge line is straight — no bowing or deflection
All previous repairs appear intact and properly integrated

This checklist is a guide for visual assessment only. For a professional evaluation, contact a licensed roofing contractor. Results do not constitute a warranty, estimate, or professional inspection report.

How to Use This Checklist

1

Start from the ground — exterior visual first

Before getting on the roof, walk the perimeter and look for sagging ridgelines, missing shingles, and damaged soffits or fascia. Many serious issues are visible from the ground and taking stock before climbing reduces the time you spend up top.

2

Inspect gutters and downspouts

Gutters are an early warning system. Excessive granules mean shingles are aging. Sagging sections mean the fasteners are failing. Check that all downspouts are attached, unclogged, and directing water at least 4 feet from the foundation.

3

Check all flashing points carefully

Flashings — at the chimney, pipe penetrations, skylights, valleys, and wall intersections — are where the vast majority of leaks originate. Look for rust, lifting edges, missing sealant, or gaps at any point where the roofing meets a vertical surface.

4

Go into the attic during daylight

The attic tells the story of the roof's history. Turn off the lights and look for any pinpoints of daylight through the deck. Check the underside of the sheathing for staining, dark streaks, or soft spots. Note whether ventilation appears clear and whether insulation is dry.

5

Record your score and flag items needing attention

After working through all 25 points, note your score percentage and the specific items you could not check off. A score below 75% warrants a call to a licensed roofing contractor for a professional assessment. Document items with photos for your records or for an insurance claim.

What Roof Inspectors Look For

Shingle condition and age

Inspectors look for missing, curling, cracking, or blistering shingles — all signs of surface degradation. Granule loss is especially telling: heavy granule loss in gutters indicates the shingle coating is failing, which shortens remaining life significantly.

Flashing integrity

Leaks most often originate at flashings, not in the field of the roof. Inspectors check every penetration point — chimney, pipes, skylights, valleys, and wall intersections — for lifted edges, rust, missing sealant, and separation from substrate.

Deck and structural soundness

A soft or spongy deck signals rot or delamination underneath, which often requires a full re-deck before new shingles can be installed. Inspectors check for deflection in the ridgeline and any visible sagging from outside the home.

Attic moisture and ventilation

Improper attic ventilation causes premature shingle failure from the underside up and creates conditions for mold growth. Inspectors check soffit and ridge vents, look for condensation staining on rafters, and assess whether insulation is wet or compressed.

Gutter and drainage function

Water that pools at the foundation traces back to gutter failures — blocked downspouts, sagging sections, or end caps that have opened. Granule accumulation in gutters is a diagnostic indicator of shingle age that inspectors note during every visit.

Prior repair quality

Patches, re-caulked flashings, and previously sealed areas tell the inspection history of the roof. Inspectors check whether past repairs were done properly and whether they remain effective — poorly executed repairs often fail at the same location repeatedly.

Residential, Commercial and Metal Roof Inspection Checklists: What Changes

The 25 points above are a residential roof inspection checklist for steep-slope asphalt shingle roofs, which is what most homeowners and home inspectors need. Low-slope commercial roofs and metal roofs fail in different places, so the checklist shifts.

Area	Residential (shingle)	Commercial (low-slope membrane)	Metal (standing seam or exposed fastener)
Field of the roof	Missing, curling or cracked shingles; granule loss	Blisters, splits, punctures, UV crazing on the membrane	Rust, coating chalking, dents from hail
Seams and joints	Not applicable (overlapping shingles)	Open laps and seams, the most common commercial leak source	Seam separation; failed sealant at end laps
Water drainage	Gutters, downspouts, valleys	Ponding water standing more than 48 hours; clogged drains and scuppers	Gutters and panel ends; ice damming at eaves
Penetrations	Pipe boots, chimney and skylight flashing	Rooftop unit curbs, pitch pans, conduit supports	Pipe jacks, which crack as panels expand and contract
Edges	Drip edge, rake and ridge caps	Parapet walls, coping caps, edge metal	Ridge and eave trim, closure strips
Fasteners	Exposed nails at ridge and flashing	Mechanical fastener back-out under the membrane	Screws backing out; worn neoprene washers
Hidden damage	Attic staining, soft decking	Wet insulation found by core sample or infrared scan	Condensation on the underside of panels

From checklist to roof inspection report

A checklist tells you what you looked at. A roof inspection report tells the homeowner, buyer or adjuster what it means. A usable roof inspection report template records, for every item you flag: the condition rating, a dated photo, where it is on the roof, and a recommended action ranked by priority (safety first, then active or likely leaks, then wear and cosmetic items). Close with the estimated remaining life of the roof and a clear repair-or-replace recommendation.

Roofing contractors who inspect for a living usually skip the separate report and go straight to a priced proposal while they are still at the property. If that is your workflow, see how SubcontractorHub for roofing contractors turns inspection photos and findings into a proposal the homeowner can sign on the spot, and use the roof replacement cost calculator to price a replacement when the score comes in low.

From Roof Measurements to a Signed Proposal

Homeowners who get a roof inspection expect a proposal. SubcontractorHub's AI-powered proposal builder lets your reps produce a complete roofing proposal — scope, materials, pricing tiers, and monthly financing payments — on a tablet at the property, while the inspection findings are still fresh in the homeowner's mind.

GoodLeap, Sunlight Financial, and Service Finance are embedded directly. The homeowner applies, gets approved, and signs before your rep leaves the driveway. Roofing contractors using SubcontractorHub report significant increases in same-day close rates when financing is presented at point of inspection.

See How It Works

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Build roofing proposals on a tablet at the property

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AI-generated scope based on inspection findings

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Show repair vs. replacement options side-by-side

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Present monthly financing from multiple lenders

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Customer applies and signs before you leave

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Closed job flows directly to production — no re-entry

Common Questions About Roof Inspections

What does a roof inspection cover?

A thorough roof inspection checks shingles and surface wear, all flashings (chimney, pipes, skylights, valleys), gutters and drainage, attic ventilation and moisture intrusion, and roof deck structural integrity. This 25-point checklist covers all five areas.

How often should a roof be inspected?

At minimum, annually — ideally in spring after winter and in fall before winter. Also after any significant hail, wind, or storm event. Most homeowners inspect too infrequently; problems caught early cost far less to repair.

Can I do a roof inspection myself?

Yes, for a visual assessment. Homeowners can inspect gutters, visible shingle condition, and check the attic for moisture. Walking on a roof requires caution and proper shoes. Steep roofs, heights, and any structural concerns should be left to a licensed roofing contractor.

What score indicates a roof needs replacement?

Any score below 55% suggests significant issues that typically require a professional assessment for replacement. A score in the 55–74% range usually means repairs are needed — whether repair or replace depends on the age of the roof, the cost of repairs, and how widespread the damage is.

How much does a professional roof inspection cost?

Most roofing contractors offer free inspections for replacement estimates. Independent inspection companies charge $150–$400. After a storm, many contractors will inspect for free to assess insurance claim potential.

Is a commercial roof inspection checklist different from a residential one?

Yes. A residential roof inspection checklist is built around steep-slope shingles, flashings, gutters and the attic. A commercial roof inspection checklist is built around low-slope membranes (TPO, EPDM, modified bitumen, built-up): seams and laps, ponding water that stays more than 48 hours, drains and scuppers, parapet walls and coping, rooftop equipment curbs, and core samples for wet insulation. Metal roofs add fastener back-out, sealant at laps, and rust at cut edges.

How do I turn a roof inspection checklist into a roof inspection report?

A roof inspection report template takes each checklist item and adds four things: the condition rating, a dated photo of the item, its location on the roof, and a recommended action with a priority (safety, leak risk, cosmetic). Finish with a summary of estimated remaining life and a repair-or-replace recommendation. The report is what the homeowner or insurance adjuster actually reads, so the photos matter more than the checkmarks.

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Roofing Inspection Checklist 2026