Roof Inspection Checklist: What Professionals Actually Check

A proper roof inspection isn't a walk around the perimeter and a glance at the ridge. It's a structured examination of every system that contributes to how your roof performs — and how long it'll keep performing. Here's the actual checklist professional inspectors work through on a typical San Antonio home.

1. Attic inspection (always first)

Attic condition tells you more about the roof than surface appearance does. Inspectors check:

• Visible decking from below. Water staining indicates past or ongoing leaks. Dark staining patterns around penetrations point to flashing issues. White efflorescence indicates moisture migration.
• Rafter and truss condition. Cracks, sagging, moisture damage, signs of structural compromise.
• Insulation condition. Wet or matted insulation indicates active moisture intrusion. Inadequate insulation contributes to ice damming in colder climates, heat buildup in San Antonio.
• Ventilation. Soffit intake, ridge/gable exhaust, proper baffle installation. Inadequate ventilation is the single most common issue on older San Antonio homes — and it doubles roof aging speed.
• Daylight visible. Any daylight coming through deck penetrations or cracks indicates holes that need sealing.
• Smell. Musty odor indicates moisture problems. Fresh-earth smell suggests biological growth.
• Pest evidence. Rodent droppings, insect tunneling, bird nesting — all indicate entry points.

2. Roof surface — every slope

Each roof slope gets individually inspected. A typical 6-slope home takes 30–45 minutes to walk properly. Inspectors check:

• Granule coverage. Excessive granule loss indicates aging or hail damage. Pattern matters — uniform loss is aging; random spots suggest hail.
• Shingle curl, cupping, or cracking. Indicates shingle end-of-life or heat damage.
• Missing or lifted shingles. Wind damage signature. Also reveals exposed underlayment beneath.
• Seal-strip integrity. Shingles seal together along a thermal-activated strip. Broken seals cause wind uplift.
• Hail impact counts. Circular bruises where granules are missing — counted per 100 sq ft against the 7-impact/3-slope Texas claim qualification threshold.
• Creased or torn shingles. Wind damage signature distinct from hail.
• Biological growth. Algae streaks, moss, lichen — especially on north-facing slopes with tree coverage.
• Patches and past repairs. Quality of prior repair work predicts remaining roof reliability.

3. Penetrations and flashing

Most roof leaks originate at penetrations, not field shingles. Inspectors examine every one:

• Pipe boots. Rubber boot collar condition — cracked or dried boots are a common leak source. Replace at 15–20 years regardless of roof age.
• Chimney flashing. Step flashing, counter-flashing, saddle (if present), brick and mortar condition. Chimney leaks are common on older homes.
• Roof-to-wall flashing. Where roof meets vertical wall (dormers, additions, stucco interfaces).
• Skylight flashing. Custom flashing kit integrity, sealant condition, frame seal.
• Vent flashing. Ridge vents, turbine vents, soffit vents — all must have proper flashing details.
• HVAC penetrations. Mini-split lines, attic-mounted HVAC discharge, ERV penetrations.
• Solar penetrations. If solar is installed, every roof mount must have proper flashing. Many aftermarket solar installs have inadequate flashing.

4. Valleys and drainage

Valleys carry concentrated water flow and are high-risk failure points.

• Valley type. Open metal valley, closed-cut valley, or woven valley — each has different failure modes.
• Debris accumulation. Leaves and pine needles trap moisture against shingles.
• Ice-and-water shield presence. Should be installed under valleys; absent on older roofs or cheap installs.
• Gutters and downspouts. Sagging, rust, proper pitch, downspout discharge location.
• Ponding at low spots. Standing water past 48 hours indicates drainage problem.

5. Edge details

• Drip edge. Metal flashing at eaves and rakes. Critical for water management. Often missing on older roofs.
• Starter strip. First course at eaves must be starter course (not regular shingles turned upside down).
• Fascia and soffit. Wood rot, paint failure, visible insect damage.
• Ridge cap. Proper ridge-specific cap shingles, not field shingles cut. Ridge vent installation quality.

6. Collateral damage survey (post-storm)

For inspections following suspected hail or wind events, inspectors also check:

• Gutter dents (hail signature)
• AC condenser fin damage (confirms hail size)
• Window screen impact patterns
• Patio furniture, grill, or vehicle damage
• Broken branches or tree damage
• Fence or outbuilding damage

What you should get from a professional inspection

• Written report within 24 hours. Not a verbal summary — documented findings.
• Photos. 30+ photos of every finding and every slope.
• Severity ranking. Immediate attention / 1–2 year items / watch items / cosmetic notes.
• Recommendations with cost ranges. What needs to happen, approximately what it costs, and in what priority order.
• Honest repair-vs-replace analysis. If you're near the decision, the report should give you the math.
• No high-pressure follow-up. A professional inspection is information; the decision is yours.

All Wannamaker inspections across San Antonio and surrounding areas are free — including this full checklist process, written report, and photo documentation. Schedule a free inspection →