When should I get a roof inspection?

Get a roof inspection on a schedule and after anything that could have damaged it. The usual times are spring and fall, after hail or a severe windstorm, when you buy or sell a house, when you find a leak, and more often once the roof is getting old. Here is how to judge each one, and who to call.

Twice a year, as routine upkeep

A sensible routine is one professional inspection in the spring, so repairs can be made during the warmer months, and another in the fall before winter weather. Spring catches what winter did; fall catches what summer storms and falling leaves did before the cold makes repairs harder. For a young roof in good shape, a careful look from the ground each season may be enough between professional visits; the how often to inspect a roof answer covers that trade-off.

Once the roof is getting old

Age is the strongest reason to start inspecting more often. Every roof needs replacing sooner or later, and how soon depends on the material, the weather it has taken, the ventilation under it and how well it has been maintained. A roof that has been through hail or high winds may also have damage that shortens its life.

If you do not know the roof's age, check the home inspection report from your purchase, the seller's disclosures or the original roofer's invoice. If the roof is near the end of its expected life, an inspection each spring and fall helps you plan a replacement instead of reacting to a leak. See how long a roof lasts in Virginia.

After hail or high winds

Storms are the most common reason to call for an unplanned inspection. Hail can damage aircraft, homes and cars,^[1] and NOAA's National Severe Storms Laboratory says hail quarter size or larger is considered severe.^[1] For wind, damaging winds are classified as those exceeding 50-60 mph,^[2] and damage from severe thunderstorm winds is more common than damage from tornadoes.^[2]

Practical triggers: hail big enough to dent a car or gutters, limbs down in the yard, shingle pieces on the ground, or neighbours getting roof work after the same storm. What a roof inspector looks for after a storm explains the damage they check for.

If you plan to claim on insurance, the order matters. Virginia's Bureau of Insurance advises you to take pictures of the damaged property before making any temporary repairs, and keep receipts.^[4] Most insurance companies will want to see the damage before final repairs are made.^[4]

When you see signs of trouble

Do not wait for the next scheduled visit if you notice:

• a water stain on a ceiling or wall, especially below a chimney, skylight or valley;
• stains or wet spots on the attic side of the roof: with a flashlight, look at the underside of the roof deck and rafters for stains or wet spots that show leaks;
• from the ground with binoculars, cracked, curled or missing shingles and heavy loss of the protective mineral granules;
• granules piling up in gutters or at downspout outlets;
• a sag or dip along the ridge or between rafters.

After other work on the roof

Anything that puts a new hole in the roof is a leak waiting to happen if it is not flashed properly. Have the roof checked after a new bathroom vent, skylight, satellite dish or solar installation, and after a tree service has worked over the roof.

When you buy or sell

A home inspection is the standard time to have the roof looked at during a sale. In Virginia, the inspector must describe the roof covering, roof ventilation, gutters and downspouts, flashing, skylights, chimneys and penetrations, roof framing and sheathing, the attic and attic insulation.^[3] If you are selling an older house, an inspection before listing gives you time to fix problems or price them in.

When to call a licensed pro

Choose the professional by the job. For a purchase or sale, hire a home inspector licensed by Virginia's Board for Asbestos, Lead, and Home Inspectors.^[7] For suspected damage you want fixed, hire a roofing contractor. Work valued at $1,000 or more needs a valid Virginia contractor's licence,^[6] and for roofing-only work you may want a contractor licensed in that specialty.^[6]

Either way, leave the climbing to them: walking on a roof is dangerous and can damage it. After storms, DPOR warns: "Be wary of door-to-door solicitations promising repairs at a discounted price."^[5] Before anyone gets on your roof, verify the licence with DPOR's License Lookup or by calling (804) 367-8511,^[5] or see how to check a contractor's licence.

For what you will get, read what a roof inspection includes and what it costs in Virginia. Browse roof inspection services, exterior contractors in Blacksburg or all exterior answers.

Ask licensed roofers to inspect your roof: describe what you have noticed, add a few photos from the ground, and local roofers quote or offer to come and look.