What to expect from a fall roof inspection

As the cold weather months approach, now is the time to make sure your home is up to the task of keeping you warm and cozy – and the condition of your roof is a key part of this.

Late autumn is an ideal season to conduct a roof inspection. Checking in on your shingles and spotting any potential spots for leakage now can help prevent costly issues later on, such as ice damming and interior leaking, which often only make themselves known during the first thaw.

We connected with a few roofing Pros in the Greater Toronto Area for their tips on what homeowners can safely check themselves, and what to expect when paying for a professional roof inspection.

What DIY roof checks are safe for homeowners?

When it comes to heights, safety is the most important consideration, and that means staying off your own roof and exercising judgement when climbing a ladder.

“Typically I wouldn't advise anybody to go up on the roof, but most of the time you're safe if it's a bungalow to go up on the ladder and look. Getting off the ladder and onto the roof is a different story,” says Tyler Piercy from Piercy Bros’ Roofing & Exteriors.

If you’re comfortable on a ladder – or are able to spot the majority of your roof from the ground with binoculars – you can do a visual assessment; see if you can spot any damaged or missing shingles, exposed nails (spotting these on the ground is also a warning sign of damage), and whether there are any gaps around vents and flashing at the base of skylights and chimneys.

Also read: Roof repair or replacement: How to tell what you actually need

“They have to be able to see whether there’s damage to the shingles, whether there’s exposed wood, and especially on the edges of the roof; they have to see if the shingles are short, and whether it’s going to do damage,” says Sasha Kouchil from Alps Roofing & Construction.

If you do see evidence of damage or deterioration– or you just can’t get a clear look – it’s time to bring in a Pro for a professional roof inspection.

What do Pros look for in a roof inspection?

Shingle condition: Your Pro will examine your shingle’s overall wear, taking into account their age and whether they have signs of granule loss (their textured, gritty coating), which indicate they are nearing the end of their lifespan. 

Kouchil says that sometimes shingles may look intact from the ground, but are no longer sealed to each other, allowing them to lift in rain and high wind.

“From the ground visibly, it looks good, but when you get up there, and you look at the shingles and inspect them properly, that’s when you get to see that they’re not sealed, or the seal is loose,” she says.

Penetrations and joints: Roofs are most vulnerable in the areas where planes and other accessories intersect, such as plumbing stacks, vent pipes, exhaust hoods, satellite dishes, and cable mounts – a roofer will ensure all the seals around these objects are intact.

Flashing: This refers to the metal sheeting found around the base of chimneys and openings like skylights. They’ll be examined for gaps, rusting, or loose seals; in fact, poor or damaged flashing around skylights is one of the most common causes of roof leaks.

Valleys: These are the V-shaped angles where two roof planes connect. A roofing contractor should make sure there isn’t any debris build-up here, and that any metal or formed shingles are in good shape.

In your attic: A roofer might sometimes also access your attic interior to see if there are signs of damage coming in from above – this is usually done if you’ve already noticed signs of ceiling leaks or stains, and if your home has been having issues with humidity. They’ll check for signs of water staining and rot, and make sure intake and exhaust vents are clear, which is important for ice dam prevention.

Also read: What actually wears out a roof, and in what order

Drainage and gutters: A roofing Pro should also be making sure your gutters are clear of debris, and letting you know if they’re any damage to them, your downspout, or your home’s siding. 

Clean gutters is one of the biggest contributors to the condition of your roof; blockages can lead to ice build up which can cause sagging, pulling the gutter off your exterior, and setting the stage for blocked airflow and ice damage. In fact, many roofers will bundle additional gutter cleaning services in with a roof inspection, so homeowners can get both handled at the same time.

“Clean your gutters – it sounds simple, but it's true,” says Piercy. “You should see the pictures of icicles that I’ve had to take down. It happens everywhere, and we charge a good amount of money to do that – it’s at least $500 to go in with a shovel and break down the icicles and stuff, and there’s the liability as well.”

A written report: You should receive a summary of your roof’s condition with an estimate as to how much remaining lifespan it has, as well as photos of any issues. Any required repairs should be clearly itemized with cost estimates, so you can make an educated decision about what needs to be done. You may also pay extra for this info to be packaged into a formal roof condition report, which is often required by insurance companies during assessments.

If damage is fairly small-scale and localized, the roofer can make patch repairs on flashing and other gaps with silicone or replace individual shingles, doing their best to match the rest of the roof.

How much should a roof inspection cost?

Getting a roof inspection on its own without additional work usually costs around $150 to $350, though the final amount will depend on the size and height of the home. Typically, if additional work needs to be done to remediate any issues found in the inspection, the amount paid for the inspection is subtracted from the final quote.

“We come in and do a site visit, most of the time inspections are free if they go with a paid service afterwards,” says Piercy. “We'd have to charge for people that want us out there and don't end up doing anything, but they'll get it back off the final price. If they end up going with us, inspections are free.”

Pamela Kocka from Elite Roofing says clients can also expect to pay a fee if they need a formal report. “If a client needs a report that we need to work on, then we charge them a fee, for the clients that need that for insurance. We need to create a report for them and that is an extra job.”

Be wary of roofing inspection scams

Roofing inspection scams are common in the Greater Toronto Area. They often take the form of door-to-door solicitation, with the person posing as a roofer claiming that they can see damage to your roof from the street, and offering to do the work for an extra low price.

Kouchil says seniors – who often can’t go up a ladder themselves to verify whether the roof is actually damaged – are common targets. She says she’s also seen situations where homeowners are quoted a low price only for it to balloon once materials are already on site. Other forms of scams can include paying a premium for work with purposely subpar materials (such as shingles that only last a few years), and even scenarios where the roofer intentionally causes damage, like unnecessarily removing shingles or nails down tarps, to drive up the cost.

“We have an expression – ‘the cheapest pays twice,'” she says.

“Normally the guys that come up off the street will say, ‘I’ll fix it for $100,’ and you say, ‘Great, let’s do it for $100.’ And then the moment he goes up on the roof, you don’t know what he’s doing up there. He could be removing shingles to the point of it’s going to be a few thousand in repairs.”

She gives the following pointers for homeowners to assess whether they’re being approached by a roofing scam:

• If the price is too good to be true, it probably is. Going with the cheapest quote can often come with costly surprises later on.
  

• Don’t accept unsolicited bids off the street. Always verify that there’s damage with your own visual inspection, or bring in a Pro of your choosing.
  

Confirm the company has contact details and an online presence. “Many of these guys don’t have an appearance online – they’re not on Google, they’re not on Facebook, and just because they give a price doesn’t mean that they’re a roofer,” Kouchil says.

“Anybody can go to Home Depot and get tools and get a truck and do the work.”