Overview

In this blog, ISP Roofing & Construction explains what happens during a professional roof inspection, which areas receive particular attention, and how the findings help property owners determine their next steps.

Highlights

Introduction

A roof can look perfectly normal from the driveway while hiding problems that aren't visible from the ground. A lifted shingle, deteriorating flashing, or blocked roof drain may go unnoticed until heavy rain or melting snow reveals something is wrong.

A professional roof inspection goes beyond checking whether the roof looks intact. Contractors examine individual components, evaluate their condition, and document defects that could affect the roof's ability to protect the building.

Understanding what contractors look for and why those details matter can help you recognize the significance of their findings, ask informed questions, and make better decisions about your roof's maintenance and repair needs.

How Does a Roofing Contractor Begin an Inspection?

Before examining individual shingles, seams, or flashing, a roofing contractor needs to understand the building and its roof. A steep residential roof with several valleys presents different inspection challenges from a low-slope commercial roof with drainage outlets and rooftop equipment. The roof's layout helps determine where the contractor starts and which areas require closer attention.

The contractor then identifies the roofing system, reviews the reason for the inspection, and assesses the property's general condition. This establishes the scope of the examination before the contractor begins checking individual components.

The contractor may also ask about previous repairs, recent storms, or moisture problems inside the building. These details help identify areas that deserve attention without replacing a physical examination of the roof.

Reviewing the Roof's General Condition

An initial assessment may cover:

  • Roof configuration: Identifying slopes, valleys, transitions, and separate roofing sections
  • Visible damage: Looking for displaced materials, debris, or surface deterioration
  • Previous repairs: Reviewing prior patches, replaced sections, and sealant applications
  • Surrounding conditions: Checking for overhanging branches and debris accumulation
  • Access and safety: Determining which areas can be examined safely

When accessible, contractors may also examine attic or ceiling spaces for water stains, damp insulation, or visible deterioration beneath the roof deck. These interior conditions can reveal moisture problems that aren't apparent from the exterior and help contractors identify areas requiring closer examination.

How Does a Contractor Inspect Different Roofing Systems?

Different roofing systems require different inspection checks. Contractors examine asphalt shingles, metal panels, and low-slope membranes for damage and deterioration, paying particular attention to the components and connections most vulnerable to problems in each system.

Asphalt Shingles

On an asphalt shingle roof, the contractor looks for missing, cracked, torn, curled, or displaced shingles. They also examine granule loss, which can expose the underlying asphalt to sunlight and weather. The inspection includes ridge caps, roof edges, valleys, and areas surrounding vents or other openings. These locations contain overlapping materials and transitions that must remain properly positioned to direct water away from the roof assembly.

Metal Roofing

Metal roof inspections focus on panels, seams, fasteners, protective finishes, and edge details. The contractor checks for corrosion, loose connections, displaced trim, and damage that could interfere with the roof's performance.

Because metal expands and contracts as temperatures change, the contractor examines whether seams and connections remain properly secured while accommodating movement. Dents may also be documented, with particular attention to damage affecting seams, coatings, or panel integrity.

Flat and Low-Slope Roofing

Commercial low-slope roofs may use membranes such as EPDM or modified bitumen. Contractors inspect the membrane surface, seams, perimeter details, and areas surrounding rooftop equipment.

Depending on the roofing system, they may look for:

  • Open or deteriorated membrane seams
  • Punctures, cuts, or other surface damage
  • Blisters, wrinkles, or displaced materials
  • Deteriorated patches from previous repairs
  • Damage around rooftop equipment and penetrations
  • Areas where water or debris accumulates

The contractor considers the location and extent of these conditions. An isolated defect may require localized attention, while deterioration across several sections can indicate a broader repair concern.

Why Are Flashing and Roof Penetration Inspections So Important?

Flashing and roof penetrations are particularly important inspection areas because they interrupt the roof's continuous protective surface. Wherever roofing materials meet a wall, chimney, skylight, vent, or other opening, the connections must prevent water from entering the building. Even when the surrounding roofing materials remain in good condition, deteriorated details at these locations can create pathways for leaks.

Contractors examine flashing for corrosion, displacement, separated joints, deteriorated sealant, and improper overlaps. They check whether the flashing remains securely integrated with surrounding shingles, metal panels, or roofing membranes so water can drain away from vulnerable connections.

Roof penetrations also require close attention. Plumbing vents, exhaust pipes, skylights, and rooftop equipment pass through the roofing system, creating openings that must be properly sealed and waterproofed. Contractors inspect the boots, collars, gaskets, and other sealing components around these penetrations for cracking, separation, or deterioration.

On commercial roofs, equipment curbs and supports introduce additional transitions that can become vulnerable as materials age or move. Inspectors look for damaged membrane terminations, loose connections, and gaps around these assemblies that could allow water beneath the roof covering.

What Drainage and Structural Conditions Are Checked?

Roof drainage directs rainwater and melting snow away from the roofing surface. Contractors inspect drainage components and look for visible conditions that could indicate problems beneath the roof covering.

Gutters and Roof Drains

On sloped roofs, contractors examine gutters and downspouts for debris, damaged sections, loose attachments, and obstructions. They may also check whether drainage outlets appear properly positioned to carry water away from the building.

Low-slope roofs often rely on internal drains or scuppers, which are openings that allow water to leave the roof. Contractors look for blocked outlets and areas where water has collected. Persistent ponding may indicate drainage restrictions, insufficient slope, or deflection in the supporting assembly.

Removing debris can restore drainage when an outlet is blocked, while recurring ponding caused by the roof's configuration may require additional investigation and corrective work.

Decking and Structural Warning Signs

The roof deck supports the roofing system and may be constructed from wood, metal, or concrete. Although most decking is concealed beneath roofing materials, contractors look for warning signs such as sagging, localized depressions, uneven surfaces, or deterioration visible from accessible interior spaces.

These conditions may indicate weakened decking, moisture damage, or movement in the underlying structure. Depending on their severity, structural problems can compromise the roof's ability to support roofing materials, accumulated snow, and other loads, potentially requiring further investigation or repairs.

Structural changes can also affect drainage. Sagging or depressed areas may prevent water from reaching gutters or roof drains, leading to persistent ponding. Standing water adds weight to the roof assembly and increases the risk of moisture intrusion where waterproofing is compromised, potentially worsening existing deterioration.

How Do Contractors Inspect for Storm Damage?

Denver-area roofs can experience hail, high winds, snow, and repeated temperature changes. After severe weather, contractors examine exposed materials, edges, seams, and flashing for damage consistent with the reported conditions. The contractor looks for physical evidence of damage and records which roofing components have been affected.

If storm damage is being documented for an insurance claim, the contractor can provide inspection findings to support the claims process. The insurer determines coverage and payment under the applicable policy.

Hail and Wind Damage

On asphalt shingle roofs, contractors look for hail impacts that have damaged the shingle surface, displaced granules, or fractured the underlying material. They also check for shingles lifted, creased, or removed by wind.

Metal roofing may show dents, damaged coatings, or affected seams, while low-slope membranes can develop punctures or tears from debris and impacts. The contractor examines the location and severity of damage to distinguish surface marks from conditions affecting the roof's protective function.

Winter Damage and Challenges

Contractors may also check roof edges, gutters, and drainage outlets for damage associated with snow, ice, or freeze-thaw conditions. If accumulated snow prevents safe access or conceals roofing materials, the affected areas may need to be inspected later.

What Happens After the Roof Inspection?

After examining the accessible roofing components, the contractor prepares an inspection report identifying damaged areas, their locations, and recommended follow-up. Depending on the inspection's scope, the report may include photographs and descriptions of conditions requiring repair or further investigation.

For commercial buildings with several roofing sections, the report should identify which areas were examined and note any locations that couldn't be inspected safely. This helps property owners understand the findings and the limits of the evaluation.

When Is Additional Work Recommended?

Inspection findings may lead to routine maintenance, localized repairs, or further investigation. A blocked drain may need cleaning, while damaged flashing or an open membrane seam may require corrective roofing work.

If visible conditions suggest moisture damage beneath the roof covering, additional testing or limited exploratory work may be necessary to establish the full extent of the problem.

When repairs are recommended, the contractor can explain the options and provide a cost breakdown. This helps property owners understand the proposed work before authorizing repairs, including which defects have been confirmed and which conditions require further investigation.

Schedule a Professional Roof Inspection

A completed roof inspection should clarify which areas of your roof are sound, which need attention, and whether further investigation is necessary. The inspection report also provides a useful reference when arranging repairs or comparing the roof's condition during future inspections.

ISP Roofing & Construction performs residential and commercial roof inspections, examining roofing materials, flashing, drainage, and visible signs of storm damage. Our team documents its findings, explains recommended work, and provides roofing repairs and maintenance when needed.

If you have concerns about your roof's condition or suspect damage following severe weather, contact us at (720) 320-8813 to schedule a professional roof inspection.