Roof Inspection Report Example: Template Checklist and Sample Findings

Roof Inspection Report Example helps homeowners, property managers, and inspectors create clear, actionable documentation of roof condition, repairs, and recommendations. This article explains key report sections, provides a sample report, and offers a practical checklist to build a professional roof inspection report.

Report Section	Purpose	Typical Content
Executive Summary	Quick overview for stakeholders	Condition rating, urgent items, cost estimate
Property Info	Context and identification	Address, owner, inspector, date
Findings	Detailed observations	Photos, measurements, defects
Recommendations	Action steps	Priorities, repair vs replace, timeline

Why A Roof Inspection Report Matters

Regular roof inspections reduce unexpected failures, extend roof life, and help plan maintenance budgets. A well-written report provides a documented condition history that supports insurance claims, real estate transactions, and warranty compliance.

Accurate reports save money by identifying small issues—like flashing failures or localized membrane damage—before they become costly leaks or structural problems.

Essential Components Of A Roof Inspection Report

Every professional report should include standardized elements so stakeholders can quickly find key information. Standardization also improves defensibility for insurance and legal use.

• Header And Identification: Property address, inspector name, company, license number, inspection date and time.
• Scope And Limitations: Areas inspected, access method (roof, ladder, drone), weather conditions, elements not accessible, and limitations of the inspection.
• Executive Summary: One-paragraph condition rating and high-priority items requiring immediate attention.
• Detailed Findings: Systematic observations by roof zone with photos, measurements, material type, and defect descriptions.
• Recommendations And Cost Estimates: Action items prioritized by urgency and estimated cost ranges for repair or replacement.
• Appendices: Photos, diagrams, measurement notes, sample calculations, and inspector signature.

How To Structure The Executive Summary

The executive summary condenses the full report into concise guidance for decision-makers. It should include a clear condition rating and the top three recommended actions.

Example summary sentence: “Overall Condition: Fair—Replace HVAC curb flashing within 30 days, repair missing shingles in the south valley, and remove ponding water at the east drain.”

Sample Roof Inspection Report (Condensed Example)

This sample illustrates format, language, and the level of detail expected in a practical report. The sample uses a residential asphalt shingle roof but can be adapted for flat, metal, or membrane systems.

Header

Inspector: ABC Roofing LLC, License #12345; Client: Jane Doe; Address: 123 Maple St., Anytown, USA; Date: June 10; Weather: Clear, 72°F.

Scope And Limitations

Inspection conducted by walking accessible roof areas and drone imaging for steep pitches. Areas not inspected: attic mechanical chase above 2nd-floor bathroom due to limited access. No destructive testing performed.

Executive Summary

Overall Condition: Fair. Major concerns: missing shingles along south valley causing minor water intrusion into attic sheathing; deteriorated flashing at chimney; evidence of previous ponding in west roof section. Recommend immediate temporary patching for active leak points and budgeting for full valley and flashing replacement within 6–12 months.

Detailed Findings By Zone

Zone A — South Valley: 15% of shingles missing or damaged; exposed underlayment; water stains on attic rafters beneath valley. Photo A1-A3 attached. Repair priority: High.

Zone B — Chimney Flashing: Step flashing corroded and sealant cracked. Flashing separation approx. 1/4 inch. Photo B1. Repair priority: High.

Zone C — West Flat Section: Evidence of prior ponding; slight membrane deformation near drain; no active leak observed at inspection. Recommend improving slope or installing tapered insulation. Repair priority: Medium.

Recommendations And Cost Estimates

• Immediate (0–30 days): Temporary patch valley with underlayment and OS shingles; reseal chimney flashing — est. $400–$800.
• Short Term (30–180 days): Replace entire south valley and step flashing; inspect attic sheathing for rot and repair as needed — est. $1,200–$3,000.
• Long Term (1–3 years): Consider full roof replacement if additional deterioration is noted; evaluate west section for tapered insulation — est. roof replacement $8,000–$12,000 depending on materials.

Photographs And Attachments

Photos labeled A1–B3 show damage locations. See attached drone map for zone references. Inspector signed and dated the report; warranty and invoice templates appended.

Practical Roof Inspection Checklist

A checklist streamlines inspections and ensures consistency. The checklist below covers common residential and light commercial items inspectors should evaluate.

Item	Check
Roof Covering	Shingles, membrane, metal panels: intact, missing, curling, blistering
Flashing	Chimney, valleys, skylights, vents: corrosion, gaps, sealant failure
Drains And Gutters	Clogging, corrosion, proper slope, evidence of overflow
Roof Penetrations	Vents, HVAC curbs, skylights: watertight seals and counterflashing
Structure	Sagging, rot, decking integrity, attic ventilation

Using Photos, Diagrams, And Measurements Effectively

High-quality photos and clear labeling greatly increase report clarity. Photos should include a close-up of the defect and a wide shot for context. Use scale references for measurement when possible.

Include a roof diagram that numbers inspection zones and references photo labels; this keeps the narrative concise and understandable for nontechnical readers.

Common Roofing Defects And What They Mean

Understanding typical findings helps prioritize repairs and interpret risk. Below are frequent issues and their implications.

• Missing Or Damaged Shingles: Leads to accelerated substrate wear and water intrusion; often localized fixes work short term.
• Failed Flashing: A common source of leaks at vertical transitions; requires proper metalwork and sealants.
• Ponding Water: Indicates drainage issues that accelerate membrane deterioration and risk structural loading.
• Biological Growth: Moss and algae retain moisture and may indicate low slope or shaded conditions; clean and treat as needed.
• Decking Rot: Structural concern that usually requires localized replacement of sheathing and potential framing repair.

Report Tone, Language, And Liability Considerations

Reports should be factual, objective, and avoid definitive claims beyond visual observation. Include a limitations section stating that no destructive testing was performed unless it was.

Avoid absolute statements like “this roof will fail in X months.” Instead use condition-based recommendations and include ranges for cost and timing to reflect uncertainty.

How To Deliver The Report Professionally

Present reports in PDF format with embedded photos and a clickable table of contents. For large commercial roofs, include drone footage links and CAD-style roof layouts.

Include a signature page with the inspector’s credential, insurance info, and a brief methodology statement to improve credibility for lenders or insurers.

Using Reports For Insurance Claims And Real Estate Transactions

Insurance adjusters and buyers rely on clear documentation. Time-stamped photos, maintenance history, and prior repair receipts strengthen claim or negotiation positions.

Tip: Provide before-and-after photos for repairs to validate work when filing a warranty claim or insurance request.

Cost Factors And Typical Pricing For Inspections

Inspection prices vary by roof size, type, access difficulty, and use of technology like thermal imaging or drones. Typical residential inspections range from $150 to $450; commercial inspections can be significantly higher.

Additional services such as moisture scanning, core sampling, or full infrared surveys increase accuracy and cost but can prevent expensive oversights.

Sample Findings Table For Quick Reference

Location	Issue	Severity	Suggested Action
South Valley	Missing Shingles, Exposed Underlayment	High	Replace valley shingles, inspect sheathing
Chimney	Cracked Step Flashing	High	Replace flashing, reseal chase
West Flat	Ponding Water Near Drain	Medium	Improve slope or add tapered insulation

Tips For Homeowners And Property Managers

Schedule inspections twice a year—spring and fall—and after major storms. Keep records of all reports and repairs to track roof health and support warranty coverage.

Maintain clear gutters and trim overhanging vegetation to reduce debris buildup and moisture retention on the roof surface.

Template Resources And Tools To Build Reports

Investing in inspection software that templates findings, auto-inserts photos, and creates PDF reports saves time and improves consistency. Popular tools include RoofSnap, Spectora, and HomeGauge for residential inspections.

Use drones for steep or large roofs to increase safety and capture comprehensive imagery; ensure the operator complies with FAA rules.

When To Recommend Further Testing Or Specialist Evaluation

Some findings warrant additional investigation: suspected hidden moisture, structural sag, mold in attic spaces, or questionable flashing conditions. In those cases, recommend infrared scanning, core sampling, or structural engineer review.

Specialist reports provide defensible documentation for complex claims or major repairs and may be required for commercial properties.

Checklist For Final Report Review Before Delivery

• Verify property and contact details for accuracy.
• Ensure photos are labeled and referenced in the findings section.
• Confirm recommendations include priorities and estimated timelines.
• Attach inspector credentials and limitations statement.
• Export to searchable PDF with bookmarks for ease of use.

Following structured templates and using clear photographs ensures roof inspection reports are actionable and defensible. This increases the value of inspections for owners, insurers, and buyers seeking reliable roof condition data.