A roof inspection is a close look at the roof covering, flashing, vents and gutters, plus signs of leaks inside. Here's what a Florida visit looks like.

You probably have better things to do with a weekday afternoon than meet roofers. A lot of homeowners fill out one form online and then get calls from four companies, each wanting its own visit. So it helps to know what a real inspection covers and how to tell whether the person on your roof is being straight with you. Then one visit can be enough.

This comes from the team at Superior Roofing & Restoration, a licensed Florida roofing contractor (CCC1325604) with offices in Tampa and DeLand. It's general information, not a substitute for someone looking at your actual roof.

What a roof inspection includes

There's no single state checklist for a roofer's inspection, but the home inspection world has a written standard that makes a good baseline. InterNACHI's Standards of Practice say a home inspector checks the roof-covering materials, the gutters and downspouts, the vents, flashing, skylights, chimney and other roof penetrations, and the general structure of the roof from whatever attic access is readily available. The inspector has to describe what the roof is made of and report any observed signs of active leaks.

A roofing contractor looks at the same parts with a narrower question in mind. Does this roof need a repair, or is it near the end?

On the roof

On a shingle roof, a roofing industry guide from NRCA's Professional Roofing magazine points to curling or splitting shingles as evidence of deterioration, and to dislodged or missing tabs as something to repair so the roof stays weathertight. It also says to note problems where other surfaces meet the roof, like sidewalls and chimneys, and to clear debris from valleys, gutters and drains.

Those joints are where a lot of leaks start. Flashing around a pipe boot or a skylight is a small piece of the roof that does a big job, and it's easy to miss from the driveway.

Inside the house

The other half of the job happens under the roof. Water stains on a ceiling or daylight showing through in the attic tell a roofer where to look harder outside. If you've noticed a stain, say so at the start of the visit. It saves time and points the inspection at the problem you actually called about.

Photos

Every problem a roofer reports should come with a photo. Most homeowners can't safely see their own roof, and NRCA says homeowners should only inspect a roof from ground level because the risk of falling is too great without proper safety systems. So the photos are your eyes up there. If someone tells you about damage and has no picture of it, ask for one.

How a roofer's inspection differs from a home inspection

If you bought your house recently, you may already have a home inspection report with a roof section. It's useful, but it's limited on purpose.

Under InterNACHI's standards, a home inspector doesn't have to walk on the roof, doesn't have to predict how long the roof will last, and doesn't have to confirm the roofing was fastened or installed properly. The same standards say the inspection reflects what was seen that day and isn't a prediction of future conditions.

That's a reasonable scope for someone checking a whole house in a few hours. But if your question is "repair or replace, and what will it cost," you need someone whose job is roofs.

4-point and wind mitigation inspections are different things

Florida homeowners hear about two other inspections that involve the roof. Neither one is the same as a roofing contractor's inspection.

4-point inspection

A 4-point inspection is an insurance inspection, not a roofing inspection. Chubb describes it as a review of four systems (roofing, electrical, plumbing and HVAC) that insurers often require on older Florida homes, and says it isn't as thorough as a full home inspection. Citizens Property Insurance publishes its own 4-point form and directs agents and Florida-licensed inspectors to use the current version.

Wind mitigation inspection

A wind mitigation inspection records a home's wind-resistant features on a state form, the Uniform Mitigation Verification Inspection Form. Section 627.711 of the Florida Statutes lists who insurers must accept a signed form from, including licensed home inspectors who've completed hurricane mitigation training, certified building code inspectors, certain licensed contractors, professional engineers and architects.

We don't do either of these. If your agent or insurer asks for one, ask them which form they need and who they'll accept it from. Coverage depends on your policy, so read it or call your agent. We don't interpret policies.

What our visit looks like in Daytona and Tampa

This is the part we can speak to directly. Charlie covers the Daytona area, and Pedro and Dylan cover Tampa.

An inspection visit takes about 90 minutes. We take photos of what we find so you see what we see. We bring a sample board so you can look at actual materials instead of guessing from a brochure. We take measurements. And you get a firm written number before we leave.

If it's just a repair, we tell you that. A worn pipe boot or a few lifted shingles don't call for a new roof, and you should hear that plainly. See our roof repair page for that side of the work, or roof replacement if the roof is done.

The point of all that in one visit is so you're not left with a vague "we'll send something over" and a week of follow-up calls. Our team puts it this way: "We'll make getting a roof easier, clearer, and less stressful."

How long does a roof inspection take?

Ours runs about 90 minutes. Plan to be home for it, since the useful part is the conversation at the end, when you look at the photos together and go over the number.

What do you get afterward?

From us, photos of what we found and a firm written number. Whoever you hire, don't settle for a verbal estimate. You want something on paper that you can compare and ask questions about.

How do I know this company is telling me the truth?

Fair question. Roofing has a reputation for a reason, and the people who've been burned usually got a scary story with no evidence behind it. Here's what to check, whoever comes out.

  • Ask to see it. Every problem on the report should have a photo. A close-up of a cracked shingle is fine, but also ask for a wider shot showing where it is on your roof.
  • Ask "repair or replace, and why?" A straight answer names the specific problem. "It's just old" isn't a reason on its own.
  • Check the licence. Florida's Department of Business and Professional Regulation has a public license search where you can look a contractor up by name or licence number. Ours is CCC1325604.
  • Be wary of anything offered for the inspection itself. Section 489.147 of the Florida Statutes bars a contractor from offering a homeowner a rebate, gift, cash or any other thing of value in exchange for letting them inspect the roof. If someone offers you a perk to get on your roof, that tells you something.
  • Don't chase the lowest bid blindly. NRCA's advice to homeowners is to keep a healthy skepticism about the lowest bid, and if it sounds too good to be true, it probably is.

The same Florida statute also says a contractor can't interpret your insurance policy or advise you about your coverage unless they hold a public adjuster licence. So if a roofer starts telling you what your policy will do, that's a red flag.

If the answer is a new roof

Sometimes the inspection says what you were afraid of. If it does, a few Florida rules shape what a reroof involves, and a good inspection should already account for them.

Under section 553.844 of the Florida Statutes, a roof replacement must include a secondary water barrier and the strengthening or correcting of roof-deck attachments and fasteners. For some houses in the wind-borne debris region, depending on insured value, it also has to include roof-to-wall connection work, capped at about 15 percent of the reroof cost.

The same section has what people call the 25 percent rule. If a roof was built, repaired or replaced under the 2007 Florida Building Code or later, and 25 percent or more of it is being repaired, replaced or recovered, only that portion has to meet the current code.

One honest limit here: nobody can see the roof deck in full until the old roofing comes off. Ask any roofer how they handle rotted sheathing found during tear-off, and get the answer in writing.

How to get ready (it doesn't take much)

You don't need to prepare a lot, which is sort of the point.

  • Clear a path to the attic hatch if you can. Closets are the usual spot.
  • Take a phone photo of any ceiling stain and note when it showed up, especially if it only appears after hard rain from one direction.
  • Find the roof's age or the last permit date if you have it. If you don't, that's fine.
  • Put the dog inside. Ladders and nervous dogs don't mix.

How often should a Florida roof be inspected?

NRCA recommends homeowners inspect their roof systems at least twice a year, preferably in spring and fall, plus after severe weather such as a hurricane or hailstorm. For a homeowner, that means a look from the ground with binoculars and a walk through the attic and upstairs ceilings. Leave the roof surface itself to someone with the right safety gear.

FAQ

What does a roof inspection include?

A check of the roof covering, flashing, vents and other penetrations, gutters and downspouts, and signs of leaks inside, with photos of anything wrong. A roofing contractor's version adds a recommendation on whether the roof needs a repair or a replacement.

How long does a roof inspection take?

It varies with the size and shape of the roof. Our visits take about 90 minutes, which includes going over the photos and the written number with you.

Is a roof inspection the same as a 4-point inspection?

No. A 4-point inspection is an insurance inspection covering the roof, electrical, plumbing and HVAC, done by a licensed inspector. A roofing inspection is about the roof and what it needs.

Do I have to be home for the inspection?

It's best if you are. You'll want to see the photos and ask questions while the person who took them is standing in front of you.

Book a roof inspection in Daytona or Tampa

If you want one visit that ends with a clear next step, book a roof inspection with us. It takes about 90 minutes: photos of what we find, a sample board, measurements and a firm written number. If it's just a repair, we'll tell you. See our Daytona and Tampa pages or book a roof inspection. You can also call 844-TARP-247. Florida roofing license CCC1325604.

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