What Happens During a Roof Inspection?

Maybe you’ve noticed a water stain on the ceiling. Maybe a hailstorm just rolled through the neighborhood. Maybe your roof is getting older and you’re simply wondering how much life it has left.

Whatever the reason, you’ve decided it might be time to have someone inspect your roof.

If you’re looking for a free roof inspection Minnesota homeowners can use to get a clear picture of their roof’s condition, Minnesota Metal Exteriors can help. Our roof inspections are free, and the purpose is simple: determine what condition the roof is in, whether anything needs attention, and whether the right answer is repair, replacement, or doing nothing at all.

A good roof inspection is much more than someone climbing a ladder, looking around for a few minutes, and telling you that you need a new roof.

The purpose of an inspection should be to answer a few basic questions: What condition is the roof in? Is anything damaged or failing? Does something need to be repaired? And how much useful life might the roofing system reasonably have left?

Here’s what Minnesota homeowners can expect.

It Usually Starts With a Conversation

Before we ever get on the roof, it helps to understand why you called.

Did you notice a leak? Was there a recent hailstorm or windstorm? Are shingles showing up in the yard? Have you had problems with ice dams? Are you considering buying or selling the home? Or is the roof simply old enough that you’re wondering whether replacement is approaching?

That information gives the inspector a place to start and may point toward particular areas that deserve extra attention.

We Look at the Roof as a Complete System

One of the biggest misconceptions about a roof inspection is that we’re only looking at shingles.

The visible roofing material is important, but a roof is a system made up of many components that all have to work together.

Depending on the home and type of roof, an inspection may include evaluating:

• Asphalt shingles or metal roofing panels
• Ridges and hips
• Valleys
• Flashing
• Chimneys
• Plumbing vents and pipe boots
• Roof vents
• Skylights
• Roof-to-wall transitions
• Gutters and drainage
• Fascia and soffits
• Visible roof decking conditions
• Previous repairs

Many roof problems occur at transitions and penetrations rather than in the middle of an otherwise healthy section of roofing.

What Do We Look for on Asphalt Shingles?

With an asphalt shingle roof, we’re looking at both the overall condition of the roofing material and individual areas that may have problems.

That can include missing shingles, cracking, curling, lifting, excessive granule loss, exposed asphalt, damaged edges, unusual wear patterns, and evidence of previous repairs.

We’re also looking for differences across the roof.

One slope may receive significantly more sunlight than another. Trees may shade one portion of the roof. Wind and storms may affect different sides of the house differently.

A roof doesn’t necessarily age evenly.

What Do We Look for on a Metal Roof?

Metal roofs require a different inspection approach.

Depending on the type of metal roofing system, we’ll look at panels, seams, fasteners, flashing, penetrations, trim, coatings, and transitions.

We’re particularly interested in how water is being managed and whether the components of the roofing system are functioning the way they were designed to.

Metal expands and contracts as temperatures change, so installation details matter. That’s particularly relevant in Minnesota, where a roof can experience enormous temperature differences between winter and summer.

A metal roof may also have cosmetic marks or dents that don’t necessarily affect its ability to protect the home. Part of the inspection is distinguishing appearance issues from functional problems.

Flashing Deserves Special Attention

Some of the most important parts of your roof are also some of the least noticeable from the ground.

Flashing is used where roofing meets walls, chimneys, valleys, vents, and other transitions. Its job is to direct water away from vulnerable areas.

Poorly installed, damaged, or deteriorated flashing is a common source of roof leaks.

Sometimes a homeowner assumes an entire roof is failing when the real problem is a relatively small flashing detail.

Finding that distinction is one of the reasons an inspection can save you money.

We Look for Signs of Water

If you called because of a leak, we’ll try to determine where the water is actually entering.

That isn’t always directly above the stain on your ceiling.

Water can enter the roofing system in one location and travel along decking, framing, insulation, or other materials before becoming visible inside the house.

Finding the source may require looking at the roof, exterior walls, flashing, and sometimes the attic or interior of the home.

The Attic Can Tell Us a Lot

When access is available and the situation calls for it, looking inside the attic can provide valuable information.

We may find evidence of active or previous water intrusion, staining on the underside of the roof decking, damaged wood, condensation, inadequate ventilation, or insulation issues.

The attic can also help distinguish between a roofing leak and a moisture problem caused by condensation.

That’s an important distinction because replacing roofing material won’t solve a problem that originates from excessive moisture inside the attic.

Ventilation Matters Too

Roof ventilation is particularly important in Minnesota.

During winter, warm air escaping into the attic can contribute to uneven roof temperatures and ice dam formation. During warmer months, excessive attic heat can also affect the roofing system and the comfort of the home.

An inspection may include looking at the type and placement of roof ventilation and watching for obvious problems with airflow.

A new roof installed over an existing ventilation problem may still leave the homeowner with the same underlying issue.

What If the Inspection Is After a Hailstorm?

A storm inspection has a slightly different focus.

After hail or severe wind, we’ll look for evidence consistent with the recent weather event.

On asphalt shingles, that can include impact marks, displaced granules, bruising, cracking, and other damage. We’ll also look at metal components, vents, gutters, downspouts, flashing, siding, and other surfaces that may help indicate the severity and direction of the storm.

Wind can create another set of problems, including lifted, creased, loosened, or missing shingles.

Importantly, not every mark on a roof is storm damage.

Normal aging, blistering, previous mechanical damage, foot traffic, manufacturing characteristics, and ordinary deterioration can sometimes be mistaken for hail damage.

A good inspection should distinguish between the two rather than simply looking for a reason to file an insurance claim.

We Also Look for Previous Repairs

Older roofs often have a history.

Someone may have replaced a few shingles. Flashing may have been patched. Sealant may have been applied around a penetration. A chimney may have been repaired. An addition may have been tied into the original roof years after the house was built.

Some previous repairs are perfectly good. Others can provide clues about recurring problems.

If we see that the same area has been repaired several times, we want to understand why the problem keeps returning rather than simply adding another patch.

Can You Tell How Much Life a Roof Has Left?

There isn’t a gauge on a roof that says “37% remaining.”

Estimating remaining roof life is based on the roofing material, age, current condition, installation quality, exposure, maintenance history, and other factors.

No contractor can responsibly promise exactly how many years an existing roof has left.

But an experienced inspection can usually tell you whether the roof appears healthy, is showing signs of aging, needs specific repairs, or is approaching the point where replacement should be considered.

Does a Free Inspection Mean a Roof Replacement Sales Pitch?

It shouldn’t.

If the roof is in good condition, that’s what an inspection should tell you.

If there’s a localized problem that can be properly repaired, replacement may make absolutely no sense.

If the roofing material is deteriorating throughout the roof and repairs would simply postpone an inevitable replacement, then it’s time to have that conversation.

The purpose of an inspection should be to determine what the roof needs, not to justify the largest possible project.

That’s also why Minnesota Metal Exteriors offers free inspections. We would rather look at the roof and determine what’s actually going on than have a homeowner spend money unnecessarily or ignore a small problem that could become an expensive one.

What Happens After the Inspection?

Once the roof has been evaluated, you should have a much clearer understanding of its condition.

Depending on what we find, the answer might be:

• Everything looks good and no work is currently necessary.
• There’s a minor issue worth monitoring.
• A specific repair is recommended.
• There is storm damage that should be documented and may warrant contacting your insurance company.
• The roof is showing widespread deterioration and replacement should be considered.

More importantly, you should understand why we’re making that recommendation.

Should the Contractor Show Me What They Found?

Yes.

Most homeowners aren’t going to climb onto the roof with us, nor should they need to.

Photographs can be extremely helpful for showing damaged shingles, flashing problems, hail impacts, deteriorated areas, previous repairs, or other conditions that aren’t visible from the ground.

You shouldn’t have to simply accept, “Trust us, your roof is bad.”

A contractor should be able to explain what was found in plain language and, whenever practical, show you the evidence.

When Should You Have Your Roof Inspected?

There are several situations where a professional inspection makes sense.

• After a significant hailstorm
• After severe winds
• When you’ve discovered a roof leak
• When shingles or roofing materials appear damaged
• When you’re finding shingles or roofing debris in the yard
• When an older roof begins showing visible signs of deterioration
• Before buying or selling a home
• When you’re simply unsure about the condition of the roof

You don’t necessarily need to wait until something is leaking.

Finding a small problem while it is still a small problem is usually preferable to discovering it after water has damaged decking, insulation, drywall, or other parts of the house.

Schedule a Free Roof Inspection

Minnesota Metal Exteriors offers a free roof inspection Minnesota homeowners can use after a storm, when a leak appears, when a roof begins showing its age, or simply when you’re unsure of its condition.

We’re a licensed general contractor as well as a roofing contractor, so we look at the roof as part of the entire structure rather than simply looking for shingles we can replace.

There is no reason to guess from the ground. We’ll inspect the roof, explain what we find, and let you know whether anything actually needs to be done.

If your roof is fine, we’ll tell you.

If it needs a repair, we’ll explain what needs to be repaired and why.

If the roof has reached the point where replacement makes more sense than continuing to repair it, we’ll show you what we’re seeing and discuss the options.

A good roof inspection should give you answers, not a sales pitch. If you’re concerned about your roof, contact Minnesota Metal Exteriors and we’ll take a look at it for free.