Roof Inspection: What a Roofer Actually Checks
A professional roof inspection isn't just looking at the roof from the sidewalk. It's a systematic check of 12-15 points that takes 30-45 minutes and concludes with a written report and photos. Here's exactly what should be covered when you bring in a roofer — and the red flags if someone phones it in.
The exterior inspection
General shingle condition: curling, missing granules, cracks, lifted or unbonded shingles. The roofer goes up on the roof (or uses an inspection pole with a camera if the pitch forbids it) and documents problem areas with geo-tagged photos.
Flashings: around chimneys, plumbing vents, range hoods, dormers, and at pitch transitions. This is where 60% of leaks start. Flashings degrade before shingles in most cases.
Ridges and hips: ridge shingles take the most wind and lift first. A poorly sealed ridge lets cold air through in winter and water through during heavy rain.
Gutters and downspouts: not the roofer's direct responsibility, but their condition affects the roof (back-up, edge ice). Trouble zones get noted.
The attic inspection
Underside of the deck: looking for water stains, mould marks, blackened or softened wood. Infiltration always leaves a trace, even if it has dried.
Insulation: dampness, settling, and adequate coverage (in Quebec, R-41 minimum is recommended for new roofs). Wet insulation loses nearly all thermal value.
Ventilation: presence and function of soffit vents (intake) and roof vents (exhaust). Bad ventilation is the leading hidden cause of shortened roof life in Quebec.
Structure: rafters, joists, any sign of sagging or rot. If a structural issue is suspected, we recommend an engineer's visit.
The report you should receive
A written report (PDF or printed) summarizing findings by section, with numbered, located photos. If you only get a verbal after the inspection, ask for the written report before paying.
An estimate of remaining roof life (in years), based on current condition and local climate. Not a promise — an honest estimate.
A clear list of recommended repairs by priority (urgent / within 12 months / monitor). If the roof needs a full replacement soon, it should be said plainly, not softened.
Red flags
A 'free' inspection that systematically ends with a recommendation to replace the whole roof, even when you know it's only 8 years old. Get a second opinion when in doubt.
No photos in the report, or no report at all. If you can't see the evidence for what's described, you have no way to compare quotes.
Pressure to sign that same day with a 'discount only good now.' Real emergencies (active leak, edge shingles torn) are rare — most roofing decisions can wait 2-3 weeks for proper shopping.
When to have your roof inspected
After a major weather event: strong winds (>80 km/h), hail, rapid ice accumulation. These are the moments hidden damage appears.
When buying a home: even with a general pre-purchase inspection, a roofer looks at the roof with a much more precise eye.
Every 2-3 years after the roof turns 15. A small preventive investment that avoids large surprises.
A well-done inspection gives you the power to plan — not to react in panic. Gatineau Roofing offers free inspections with written reports and photos across the Outaouais. Request yours, no commitment.
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