What Happens During a Roof Inspection

Most roof problems start small: a dried-out seal around a vent pipe, a cracked tile, a worn spot in a coating. In Arizona, sun and heat keep working on those weak spots every day, and monsoon storms are often what turn them into leaks.

A professional inspection is how you find those issues while they are still small. Payne Roofing recommends inspections once or twice a year, ideally in spring and fall, and again after major storms. Spring catches winter and wind damage before monsoon season. Fall catches monsoon damage before winter rains.

Inspections also matter because so much of a roof is hard to see. From the driveway you can spot a missing shingle, but not a cracked pipe boot behind a ridge, worn underlayment beneath tile, or a clogged scupper on a flat roof. An inspector gets close enough to see those details and knows what normal aging looks like compared with a real problem.

Most inspections start on the ground. The inspector walks around the home to get a sense of the roof's layout, pitch and material, and to look for obvious issues: sagging lines, missing pieces, damaged gutters, stains on fascia or stucco below the roofline, and debris in valleys.

This is also when they will ask you questions. How old is the roof? Have there been leaks or repairs? Where have you noticed stains? Is the inspection for a home sale or insurance purpose? Your answers help them focus on the right areas once they are up top.

The inspector starts with the roofing material itself. What they look for depends on the type of roof:

• Shingles: missing, lifted, cracked or curled shingles, granule loss, exposed nails and wind damage.
• Tile: cracked, slipped or missing tiles, gaps at ridges and hips, and debris or nests beneath tiles. Inspectors may lift tiles in key spots to check underlayment.
• Foam and coated flat roofs: coating wear, exposed or UV-damaged foam, blisters, cracks, punctures and soft spots.
• Built-up and single-ply roofs: seams, blisters, splits and areas of ponding water.

Many leaks start where the roof meets something else. An inspector checks:

• Flashing at walls, chimneys, skylights and valleys
• Pipe boots and roof jacks, whose rubber and sealant often crack in the heat
• HVAC units, evaporative coolers, and solar mounts
• Gutters, downspouts, scuppers and roof drains for clogs or damage
• Low spots on flat roofs where water collects after storms
• Parapet walls and their caps on flat-roof homes and commercial buildings

Our article on flashing repair signs goes deeper on this topic.

A good inspection does not stop at the roof surface. Where there is accessible attic space, the inspector looks for:

• Water stains, damp insulation or dark spots on the underside of the deck
• Daylight showing through where it should not
• Signs of poor ventilation, such as extreme heat buildup or damaged sheathing
• Sagging or damaged deck boards

They may also look at interior ceilings and walls for stains, especially beneath valleys, skylights and other common leak points.

A useful inspection ends with a clear explanation, not just "it looks fine." You should come away knowing:

• The overall condition of the roof and roughly where it is in its life
• Any urgent issues that should be repaired soon, especially before monsoon season
• Items that are not urgent but worth monitoring
• Recommended maintenance, such as resealing, debris removal or recoating

Ask questions. A good roofer will explain what they found in plain language and help you prioritize, rather than pushing a replacement the roof does not need.

Roof condition comes up in almost every Arizona home sale. Sellers often get an inspection before listing so there are no surprises, and buyers want to know what they are taking on. Payne Roofing handles roof inspections and repairs for real estate transactions. If you are buying or selling, mention it when you request an estimate so the timeline can be planned around your escrow.

• Note any leaks, stains or concerns, and when you noticed them.
• Make sure the attic access is clear if possible.
• Let the inspector know about past repairs or the roof's approximate age.
• Keep pets indoors and gates unlocked so the crew can reach the roof safely.

And please stay off the roof yourself. Binoculars and a flashlight in the attic are all you need for your own checks. Learn more on our roof inspections page.