Two visits not to confuse
The roofer who comes to prepare a quote also looks at the roof. That visit has a different purpose, though: assessing the work the roofer plans to propose. You come away with a price, not necessarily with a report. Ask whether this visit is free.
A paid inspection produces a document that belongs to you. You can give it to a seller, a buyer or other contractors, and it serves as a basis to repair or replace a roof with full knowledge of the facts. Tell us in your request which of the two visits you are looking for.
When to think about it
A real estate transaction. The building inspector's mandate covers the whole building. Ask the inspector how the roof was looked at. If the report leaves a question open, or if the roof has some age, have us look at the roof before signing.
The day after a storm. Gusts, hail, freezing rain, fallen branches: the damage cannot always be seen from below.
A covering nearing its usual lifespan. The inspection then lets you plan the job instead of having it forced on you.
Our route
You do not climb onto the roof or up a ladder. Open the access and point out the stains noticed inside.
Outside, on the roof, we review the covering as a whole, whether shingles or a membrane. We stop at the flashing of the chimney, the walls, the vents and the skylights. On a flat roof, we look at the seams, the upturns and the parapet caps. We check the drains, the gutters and the downspouts, spot where water sits and feel underfoot whether the roof deck is firm.
Inside, we examine the attic when it can be accessed: water marks, wood, insulation, ventilation. We also look at the top-floor ceiling, searching for stains and cracks.
What a useful report contains
A few words exchanged on the sidewalk leave no record. Insist on a written document that includes:
- the name of the person who inspected, the address and the date of the visit
- the type of covering and its estimated age
- dated photos, with the location of each shot indicated
- the defects found, ranked from most to least pressing
- the suggested fix for each defect
- the number of years the roof probably has left, presented as an opinion and not as a commitment
- what the inspection did not cover: an inaccessible area, a snow-covered roof, an attic with no access
Frequently asked questions
Is the building inspector's report enough for the roof?
The building inspector's report covers the whole building. Find out how the roof was examined. With a flat roof, an older roof or a sign of a leak, a roofer provides details that a pre-purchase inspection does not give.
How often should a roof be inspected?
A flat roof benefits from two maintenance visits a year, one in spring and one in fall, during which the roofer inspects and clears the drain. A recent sloped roof only needs a look from the ground each season. A full inspection comes when the covering ages or after a storm.
Doesn't a roofer who inspects want to sell a new roof?
That risk exists. Photos and written reasons are your protection: a real defect can be shown and explained. If a doubt remains, ask for a second opinion.