What a Roof Inspection Finds: 9 Problems You Can't See From the Ground

From the street, most roofs look fine. The problems that cause leaks are usually small, high up, or hidden under the edge of something. Here are nine that roof inspections turn up all the time, what each one means, and how urgent it is.

1. Cracked pipe boots

Every plumbing vent that comes through your roof has a rubber collar, called a boot, that seals around the pipe. Sun and heat dry the rubber out until it splits. Water runs down the pipe and into the attic.

How urgent: fix it soon. It's a small repair that prevents a bigger one.

2. Loose or rusted flashing

Flashing is the metal that seals where the roof meets a wall, a chimney, a skylight or a valley. When it pulls loose or rusts through, water gets behind it, and you often don't see the damage until it reaches a ceiling.

How urgent: soon, especially around chimneys.

3. Hail bruising

Hail can crush the mat under a shingle's surface without breaking it. From the ground it's invisible. Up close it looks like a dark spot where the granules have been knocked off, and it feels soft when pressed. Bruised shingles wear out faster and can crack.

How urgent: if it's from a recent storm, document it now. Insurance may cover it, and policies have deadlines. See how a hail claim works in Kentucky.

4. Wind-lifted shingles

Strong wind can lift a shingle and break the sealant strip that holds it down, even if the shingle falls back into place. It looks fine, but the next storm can peel it off.

How urgent: soon, before the next windy season. See wind damage.

5. Granule loss

The granules on shingles protect the asphalt from the sun. Some loss is normal with age. Heavy loss, bare patches, or piles of granules at the downspouts mean the shingles are wearing out.

How urgent: usually a planning issue, not an emergency. It tells you how much life the roof has left.

6. Soft decking

The plywood or boards under the shingles can rot when water has been getting in for a while. Underfoot it feels spongy.

How urgent: it depends how widespread it is. One soft spot is a repair. Several usually point toward replacement.

7. Chimney problems

Cracked mortar on the crown, failed flashing, and missing or damaged flue caps all let water and animals in.

How urgent: soon. Chimney flashing is one of the most common leak points.

8. Clogged or damaged gutters

When gutters back up, water sits at the roof edge and soaks the fascia board and the decking behind it.

How urgent: easy to fix, and it protects the roof edge. See gutters.

9. Attic moisture and poor ventilation

Inside the attic: water stains on the boards, damp insulation, mold, frost on the nails in winter, or daylight showing through. Poor ventilation traps heat and moisture that age the roof from below.

How urgent: stains or damp insulation mean an active leak, so fix it quickly. Ventilation can often wait until the roof is replaced.

What you should get from an inspection

• Photos of each problem, so you can see what the roofer saw

• A plain explanation: what's wrong, what's fine, and what can wait

• A written estimate if work is needed

• No pressure. If the roof is in good shape, you should hear that too.

How often to have your roof checked

Every year or two, and after any major hail or wind storm. Older roofs are worth checking more often. So is any roof before you buy or sell a home.

Common questions

Can I inspect my roof myself?

You can check a lot from the ground and the attic: dents in gutters, granules at the downspouts, missing shingles, water stains. Leave climbing on the roof to someone with the right equipment, especially after a storm.

How long does a roof inspection take?

It depends on the size and pitch of the roof and whether the attic can be reached. A good inspector walks you through what they found afterwards.

What happens if the inspection finds storm damage?

You'll get photos you can share with your insurance company, and you decide whether to file a claim.

Book a free roof inspection

3 Peaks Roofing's roof inspection is free, with photos of everything we find and a written estimate if work is needed. Call 502-864-7663 (Monday to Saturday, 7 AM to 5 PM) or request your inspection.