Quick answer
A roof inspection report is the written record of a roof inspection: what parts of the roof were looked at, how they were looked at, what defects were found, photos of those defects, and what the inspector recommends doing next.
It is a snapshot of one day, not a guarantee. Any remaining-life figure in it is the inspector's opinion, and the report is only as useful as the access and method it states.
Quick facts
- What it records
- Covering, flashing, drainage, penetrations, and the method used to look 1
- Who writes it
- A home inspector, a roofer, an insurance adjuster or a roof consultant
- Remaining life
- An opinion; the ASHI standard does not require inspectors to give one 1
- Common uses
- Home sale, insurance claim, roof certification, repair or replace decision
- Not the same as
- An estimate (a price) or a warranty (a promise)
- Also called
- Roof condition assessment, mostly on commercial roofs
Key takeaways
- A roof inspection report is the written record of what an inspector saw, how they looked, and what they recommend.
- Read the method line first. A report from the ground or a drone covers less than one from the roof surface and the attic.
- Condition ratings like good, fair and poor are the inspector's own scale. Ask what each word means in that report.
- Remaining life is an opinion, not a promise. The ASHI home inspection standard does not even require one.
- Buyers, insurers and roofers use the same report for different decisions, so keep the full copy with its photos.
What a roof inspection report is
When someone inspects a roof, the report is what you keep. It turns a visit of an hour or two into a document you can read later, hand to a buyer, send to an insurer, or give to a roofer who is pricing a repair.
The roof inspection service is the visit. This page is about the paper, or the PDF, that comes out of it.
A good report answers four plain things. What did the inspector look at? How did they look at it? What did they find? What should happen next? If any one of those is missing, the report is weaker than it looks, even if it is long and full of photos.
The standard that most home inspectors in the US follow sets a floor for this.
The American Society of Home Inspectors (ASHI) standard says the inspector must report systems and parts that are not working, have a major flaw, are unsafe, or are near the end of their service life, along with a recommendation and the reason a problem matters when it is not obvious 1.
It also says the inspector must report anything they were meant to inspect but did not, and why.
How the inspection becomes a report
The inspector walks the roof, looks from a ladder or the ground, flies a drone, or uses a mix of these. They then look in the attic, if there is one they can reach.
Along the way they take photos and notes. Many use report software with a checklist, so each part of the roof gets a line, a rating and a comment.
For roofs, the ASHI standard lists what a home inspector must look at: the roofing materials, roof drainage such as gutters and downspouts, flashing, and skylights, chimneys and other roof penetrations.
It also says the inspector must describe the roofing materials and the method used to inspect the roof 1. That last part is easy to skip past, but it decides how much the rest of the report can tell you.
The same standard says what is out of scope. Home inspectors are not required to inspect antennas, the insides of vents, flues and chimneys that are not readily accessible, or other add-ons 1.
A roofer or consultant may go further than this, for example by lifting shingles or testing for trapped moisture, but only if the report says they did.
- The roofing materials, described by type
- The method used to inspect the roof: walked, ladder, drone or ground
- Roof drainage: gutters, downspouts and where they drain
- Flashing at walls, valleys and penetrations
- Skylights, chimneys and other roof penetrations
- Any part not inspected, and why
ASHI's list is a floor for its members. State licensing rules may add to it. Source: [1]
Types of section in a typical report, and what each one means
Layouts differ between inspectors and software, but most roof reports carry these parts. The right-hand column is what to check in each.
| Section | What it holds | What to check |
|---|---|---|
| Scope and method | How the roof was inspected: walked, ladder at the eaves, ground with binoculars, drone, attic | Was the surface walked? Was the attic entered? If not, why not? |
| Roof description | Covering type, number of layers seen, slopes, approximate age if known | Does the material match what you know of the house? |
| Covering condition | Shingle, tile, metal or membrane wear, damage and repairs | Is each defect located, not just listed? |
| Flashing and penetrations | Chimneys, walls, valleys, vents, skylights, pipes | These are where most leaks start; look for specific comments |
| Drainage | Gutters, downspouts, drains on flat roofs, ponding | Notes on water that stays on the roof or spills over |
| Attic and underside | Deck stains, daylight, mold, ventilation, insulation over the eaves | If the attic was not entered, this section is blank or says so |
| Photos | Pictures tied to each finding | Each photo should say where on the roof it was taken |
| Ratings and summary | A condition word or score, and the main problems | How the inspector defines each rating word |
| Recommendations | Repair, monitor, further evaluation by a specialist, or replace | Who should do it, and how soon |
| Limitations | What was not inspected and the conditions on the day | Snow, rain, a steep slope or no attic access all limit what was seen |
Worked example: reading one finding
Here is how a single line in an illustrative report should read, and what each part tells you.
| Part of the finding | Example wording | What it tells you |
|---|---|---|
| Location | North slope, left of the chimney | A roofer can find it without guessing |
| Observation | Step flashing loose, sealant cracked, two shingles lifted | What is physically wrong |
| Evidence | Photos 14 and 15; water stain on the deck below in the attic, photo 22 | Proof from outside and inside |
| Rating | Repair needed | The inspector's own scale, so check the legend |
| Recommendation | Have a licensed roofer reset the flashing and check the deck | The next step and who does it |
Illustrative wording only. A weaker report might just say "flashing: fair", which tells you neither where the problem is nor how serious it is. When you get a bare line like that, ask the inspector to add the location and photo.
Where on the roof the findings come from, and why photos matter
Most of the useful findings come from a few places: the edges, the valleys, and anywhere something passes through the roof.
Flashing around chimneys, walls, skylights and vent pipes is where a roof most often lets water in, so a report should spend real time there. The attic is the other key place.
A stain on the underside of the roof deck can show a leak that is invisible from above.
Photos are the part of the report that other people trust most.
An insurer, a buyer's agent or a second roofer cannot see the roof through your eyes, but they can see a clear photo with a note on where it was taken.
A good set has a wide shot to show the location and a close-up to show the defect. Dates matter too.
Many cameras and drones stamp the date into the file, and that can help when a claim depends on when damage happened.
Drone photos are now common, especially on steep or fragile roofs. They are good at showing the surface and poor at showing what is under it. Anyone flying a drone for business in the US needs an FAA remote pilot certificate, or must fly under the direct supervision of someone who has one 5.
Condition ratings: what good, fair and poor really mean
Many reports give each part of the roof a rating, such as good, fair, poor, or a number from one to five.
There is no single national scale for this in home inspections. Each inspector, company or software package sets its own meaning, and the legend is usually at the front or the back of the report.
So read the legend before you read the ratings. "Fair" might mean "worn but working" in one report and "needs repair soon" in another.
A report that rates every part "fair" without comments has given you very little.
A report that rates one part "poor" and explains where, why and what to do has given you a lot.
Commercial roof condition assessments often go further, with a score for each roof section and a plan for repairs over several years. The idea is the same. A rating is only as good as the definition behind it and the evidence next to it.
Estimated remaining life is an opinion
Many readers jump straight to the line that says how many years the roof has left. Treat that number with care.
The ASHI standard says a home inspector is not required to work out the remaining life of any system or part, or to predict future failures 1.
When an inspector gives a number anyway, it is a professional opinion based on what they saw, the material, and the roof's age if known.
That opinion can be useful. It can help you plan and save. But it is not a warranty and not a promise that the roof will last that long.
A hailstorm, a missed flashing leak, or poor ventilation can shorten it. A careful report will say "in my opinion" or give a range, and will name what the opinion rests on.
If you want a rough second view, our roof life calculator shows how material, age and conditions change the outlook. It is a planning tool, not an inspection.
What a good report does for you
For you as owner or buyer
- A dated record of the roof's condition you can compare against later
- A list of repairs to price before small problems grow
- Evidence for a sale talk or an insurance claim
For the people you share it with
- A roofer can price the exact repairs without a second trip to find them
- An insurer or adjuster can see damage and location in photos
- A buyer's lender or agent gets a clear, neutral summary
What a report cannot tell you
- It cannot see inside the roof. Wet insulation or rotten deck under a sound-looking surface may not show up without a moisture survey or a cut.
- It does not cover parts that were not reached. If the attic was not entered or the roof was not walked, the report should say so in the limitations.
- It is one day. A storm the next week changes the roof, and the report does not.
- It is not a price. A report names repairs; a roofer's estimate prices them.
- It is not a code check. Home inspectors report condition, not whether the roof meets the building code of the year it was built.
What drives the cost of an inspection and report
This page does not quote prices. What you pay depends on a few clear drivers. Size and steepness matter, because a large or steep roof takes longer and may need a drone or extra safety gear.
Access matters, because an attic that is hard to reach or a roof over three stories adds time. Scope matters most: a roof check inside a full home inspection, a stand-alone roof inspection, a moisture survey with instruments, and a commercial condition assessment are very different jobs.
Some roofers offer free inspections. That can be fine, but the report then comes from someone who may also sell you the fix. It is still useful. Just read it knowing who wrote it, and get a second view before a large job. For sourced prices on repair and replacement, see our cost guide.
How to get a useful report
- Say what the report is for: a sale, a claim, a certification or a repair plan. The inspector may change the scope.
- Ask how they will inspect: walking the roof, ladder, drone, attic. Ask what they will do if they cannot walk it safely.
- Ask for photos tied to each finding, with locations.
- Ask for the rating legend and whether the report will include a remaining-life opinion.
- When it arrives, read the method and limitations first, then the findings, then the summary.
- Send follow-up questions in writing, so any answers become part of the record.
How the report is used in sales, claims and certifications
Home sales. The buyer's home inspection usually includes the roof. If the report flags problems, the buyer may ask for repairs, a credit, or a specialist roof inspection before closing. Sellers sometimes order their own roof report first, so there are no surprises.
Insurance claims. After a storm, a report with dated photos helps show what is new damage and what is old wear. That matters because many policies pay differently based on the roof's age and condition.
The Iowa Insurance Division explains that under actual cash value coverage, the insurer pays the roof's depreciated value based on its age and condition before the damage 3.
See actual cash value for how that works. The Texas Department of Insurance advises being there when the adjuster inspects, and having your contractor with you 4.
Roof certifications. A roof certification is a separate document, often asked for in a sale, in which a roofer states the roof should stay watertight for a set term. It usually starts with an inspection report, and the roofer may require repairs before signing.
Keep every report on file
Store each roof report with its photos, in a folder with your roofing contract, warranty and permit. Over the years, a run of reports shows how the roof is ageing. That history helps when you sell, when you claim, and when you decide between repair and replacement.
Many owners have the roof checked after any major storm and on a regular schedule in between. When you get a new report, put it next to the last one and look for findings that have grown. Our repair-or-replace calculator can help once you know the main problems.
Warning signs in a report
- No method stated. You cannot tell whether the roof was walked or seen from the street.
- Ratings with no legend, or every item marked "fair" with no comment.
- Photos with no locations, or photos that might be from another house.
- A remaining-life number with no basis given, presented as a fact.
- Storm damage claims with no close-ups, written by someone selling the replacement after knocking on your door.
- No limitations section. Every inspection has limits; a report that lists none is hiding them.
Standards and code rules that shape a report
Home inspectors who are ASHI members work to the ASHI Standard of Practice.
Its roofing section sets what they must inspect and describe, and its general limits say they need not predict remaining life or future failures 1.
InterNACHI, the other large home inspector group, publishes its own standard of practice; we could not load its text for this page, so we do not quote it.
Many states license home inspectors and adopt a standard by rule, so the floor in your state may differ. Check your state's home inspector board.
The building code matters when the report leads to work. The 2021 International Residential Code, section R908.3.1.1, says a new roof may not go over the old one when the existing roof is water soaked or has deteriorated, or when it already has two or more layers of any covering 2.
That is why a good report counts the layers it can see and notes soft or wet areas. Code adoption and local changes vary by jurisdiction.
Report vs estimate vs certification vs warranty
People mix these documents up. They answer different things.
| Document | Answers | Who writes it | Promise made |
|---|---|---|---|
| Inspection report | What condition is the roof in today? | Inspector, roofer, adjuster or consultant | None beyond describing what was seen |
| Damage assessment | What did this storm damage? | Adjuster or roofer | None; supports a claim |
| Roof estimate | What will the work cost? | Roofer | A price for a stated scope |
| Roof certification | Will the roof stay watertight for a term? | Roofer | A limited promise for a set period |
| Warranty | What happens if materials or work fail? | Maker or installer | Repair or replacement under stated terms |
Common mix-ups
- Myth A clean report means the roof has no problems.
- Reality It means the inspector saw none with the access and method they had. Hidden moisture and deck rot can sit under a sound surface.
- Myth The remaining-life number is a guarantee.
- Reality It is an opinion. The ASHI standard does not require inspectors to give one at all.
- Myth Every report uses the same rating scale.
- Reality Each inspector or software package defines its own. Read the legend.
- Myth A drone inspection is the same as a walked roof.
- Reality A drone sees the surface well but cannot feel soft decking or lift a shingle.
Sources: [1]
What changes by state and area
The report itself looks much the same across the country, but the rules around it do not. Many states license home inspectors and set a minimum standard of practice by law or rule; others do not.
The building code your town has adopted, and the edition, decide what a roofer must do when the report leads to work. Weather matters too: reports in hail areas lean on impact marks, and reports in cold areas look harder at ice dam damage at the eaves.
We do not list state rules on this page. Check your state's home inspector licensing board and your local building department for the version that applies to you.
What to do with your report
- Read the method and limitations. If key areas were not reached, ask for a follow-up visit.
- List every finding marked repair or replace, with its location and photo.
- Ask two or three licensed roofers to price those exact items, using the report.
- If the report suggests hidden moisture, ask about a moisture survey before you replace anything.
- File the report with your roof papers, and check findings again after the next big storm.
Our guide to choosing a roofer covers licences, insurance and what a fair quote should include.
Keep going
- Roof inspectionWhat the visit covers and how to book one
- Roof moisture inspectionFinding water you cannot see
- Roof estimateTurning findings into a priced scope
- Roof life calculatorA planning view of remaining life
Questions about roof inspection report
What is included in a roof inspection report?
A good report states how the roof was inspected, describes the roofing material, rates each part, lists defects with photos and locations, and gives recommendations.
The ASHI standard also requires inspectors to report anything they were meant to inspect but could not, with the reason.
Look for a limitations section too, because it tells you what the report does not cover.
How long does a roof inspection report take to get?
Most inspectors send the report within a day or a few days of the visit, often as a PDF with photos. Report software lets many of them deliver the same day. If you need it for a sale deadline or an insurance claim, say so when you book, so the inspector can plan the timing.
Can a roof inspection report tell me how many years my roof has left?
It can give an opinion, but not a guarantee. The ASHI standard says home inspectors are not required to determine remaining life at all.
When a report gives a number, it rests on the material, the visible wear and the age if known. Weather, hidden leaks and ventilation can make the real life shorter or longer.
Is a roof inspection report the same as a roof certification?
No. A report describes the roof's condition on one day and makes no promise. A roof certification is a roofer's limited statement that the roof should stay watertight for a set term, usually issued after an inspection and any needed repairs. Buyers and lenders sometimes ask for the certification, not just the report.
Will my insurance company accept a roofer's inspection report?
It can help, but the insurer will usually send its own adjuster and decide based on that inspection. A report with dated photos and clear locations is good supporting evidence.
The Texas Department of Insurance suggests being present when the adjuster inspects and having your contractor there too, so findings can be discussed on the roof.
What does "further evaluation recommended" mean in a report?
It means the inspector saw a sign of a problem but cannot judge how serious it is with the access or tools they had. It is a prompt to call a specialist, such as a licensed roofer, before you rely on the roof. Treat it as an open item, especially before buying a house.
Does a home inspection cover the roof?
Yes, in most cases. Under the ASHI standard, a home inspector must inspect the roofing materials, drainage, flashing, and skylights, chimneys and penetrations, and describe the method used. A home inspector may look from the ground or a ladder rather than walking the roof, so the depth can be less than a roofer's inspection.
Why did the report not mention the attic?
Usually because the attic could not be reached safely, or the inspection was only of the outside. A good report says so in its limitations. The attic often shows leaks, stains and ventilation problems that cannot be seen from above, so ask for a return visit if it was skipped.
Should I get my own roof report when selling a house?
Many sellers do, so problems are found and priced before a buyer's inspector finds them. It gives you time to repair or adjust the price. Share it honestly with buyers, and keep it with your other roof papers, such as the contract, warranty and permit.
Can a drone inspection produce a full roof report?
A drone can give clear photos of the whole surface, which is useful on steep or fragile roofs. It cannot feel soft decking, lift shingles or check the attic. A full report still needs the attic and, ideally, close looks at flashing. The drone pilot also needs an FAA remote pilot certificate for business use.
Sources
- American Society of Home Inspectors, Standard of Practice for Home Inspections (sections 2.2, 5 Roofing, 13.2), retrieved .
- International Code Council, 2021 International Residential Code §R908.3.1.1 Roof recover not permitted (Maryland adoption, read at UpCodes), retrieved .
- Iowa Insurance Division, "Consumer Connection: Roof coverage options" (2024-07-08), retrieved .
- Texas Department of Insurance, home insurance claims consumer guide, retrieved .
- 14 CFR §107.12, Remote pilot certificate requirement (Cornell LII), retrieved .
Expert review
Written by the HyreRoof editorial team. Not yet reviewed by an outside expert. We say so rather than imply a review that has not happened; see our editorial policy.
How the numbers were checked: Report contents and limits checked against the ASHI Standard of Practice; code rule read in the 2021 IRC; insurance points from two state insurance regulators. InterNACHI's standard could not be loaded and is not quoted.
Suggest a correction. We fix errors and say what changed.