Most roof failures announce themselves months or years before they leak inside your home. Curling shingles, cracked flashing, and inadequate ventilation all signal impending failure, but only if someone climbs up and looks. After 15+ years inspecting roofs across the Indianapolis Metro, we have developed a 24-point checklist that catches problems while they're still repairable, not after water has already damaged ceilings and framing.
Why Professional Inspection Matters
You can spot obvious damage from the ground. Missing shingles, sagging ridgelines, or visible daylight through the attic. But most roof problems hide until they become expensive: granule loss that's uniform across the entire roof (not just storm damage), subtle flashing gaps that leak only during wind-driven rain, or ventilation deficiencies that shortened your shingle lifespan by 10 years.
A professional inspection walks the roof, tests shingles, inspects every penetration and valley, and documents findings with photos. We provide a written report that separates maintenance items (clean gutters, replace missing shingle), wear-and-tear concerns (moderate granule loss, monitor for now), and immediate problems (active leaks, structural damage).
The 24-Point Inspection Checklist
1-6: Shingles and Roof Surface
1. Shingle condition: We look for curling, cupping, cracking, and missing tabs. Curling at edges means the asphalt has dried out and lost flexibility. Widespread curling across multiple slopes indicates end-of-life, not isolated storm damage.
2. Granule loss: Check gutters, downspouts, and bare spots on shingles where black asphalt shows through. Granules protect the asphalt from UV damage. Without granules, shingle lifespan drops dramatically. Uniform granule loss across the whole roof = aging. Random bare spots = possible hail damage.
3. Algae and moss growth: Black streaks (algae) are cosmetic on asphalt shingles but indicate moisture retention. Moss growth (common on north-facing slopes in shaded Indianapolis neighborhoods) holds moisture and accelerates shingle deterioration.
4. Blistering and bubbling: Blisters form when moisture trapped in the shingle expands from heat. Blistering indicates manufacturing defect or poor ventilation. Widespread blistering voids most shingle warranties.
5. Storm damage: Look for hail dents (circular depressions with exposed asphalt), wind-torn tabs, and impact damage from falling branches. We test shingles with a "bounce test". Press firmly on the shingle. Healthy shingles flex and return. Brittle shingles crack or stay indented.
6. Age assessment: Compare current condition to expected lifespan. A roof installed in 2000 with moderate granule loss is behaving normally. The same condition on a roof installed in 2015 indicates accelerated wear from poor ventilation or defective material.
7-13: Flashing and Penetrations
Flashing failures cause 80% of roof leaks in our experience. Every penetration and joint is a potential leak point.
7. Chimney flashing: Check step flashing (the metal pieces woven between shingles along the chimney side) and counterflashing (the metal cap embedded in chimney mortar). Common failure: counterflashing pulls out of deteriorated mortar joints, allowing water behind step flashing.
8. Valley flashing: Inspect open valleys (metal) and closed valleys (woven or cut shingles). Open valleys should show no rust, pinholes, or separation at seams. Closed valleys should show no displaced shingles or gaps where water can get under.
9. Plumbing vent boots: Rubber boots around plumbing vents crack from UV exposure and temperature swings. A cracked boot lets water run straight down the pipe into the attic. Check every boot for cracks, tears, and proper sealing at the base.
10. Skylight flashing: Skylights require both curb flashing (around the base) and head flashing (at the top to direct water around the unit). Common failure: head flashing was never installed, and water flows under the skylight during heavy rain.
11. Drip edge: Metal edge installed along eaves and rakes that directs water into gutters and away from fascia. Missing or damaged drip edge lets water wick under shingles and rot fascia boards.
12. Wall flashings: Where roof meets a vertical wall (dormer, second story), step flashing and kickout flashing direct water down the roof instead of behind siding. Missing kickout flashing (at the bottom end of a wall/roof junction) is the #1 cause of siding rot we see.
13. Roof-to-roof transitions: Where a lower roof meets a wall or higher roof, flashing and crickets (small ridges that divert water) are critical. We see frequent leaks at these points in Indianapolis homes with additions or complex rooflines.
14-17: Structure and Decking
Structural problems require immediate attention. Sagging, rot, and broken rafters won't heal. They only get worse.
14. Roof deck condition: Walk the roof and feel for soft spots, spongy areas, or visible sag. Soft spots indicate rotten sheathing underneath from long-term leaks. In Carmel and Fishers homes from the 1990s, we regularly find deck rot around chimneys and valleys where ice dams caused chronic water intrusion.
15. Sagging ridgelines or slopes: Stand back and look at the roofline from multiple angles. Any dip, sag, or wavy section indicates structural failure. Broken rafters, rotten ridge boards, or failed trusses. This is not cosmetic. It's an immediate safety concern.
16. Truss/rafter inspection (from attic): Look for cracks, splits, or sagging in roof framing. Check for water stains on rafters, which indicate current or past leaks. In older Indianapolis homes (pre-1950), undersized rafters sometimes sag from the weight of multiple roof layers.
17. Soffit and fascia condition: Inspect from ground and roof edge. Rotten fascia won't hold gutters or roof edge properly. Damaged soffits let animals into the attic and indicate ventilation problems.
18-20: Ventilation
Inadequate ventilation is the silent killer of roofs. It shortens shingle lifespan by 30-50% and causes ice dams, mold, and deck rot.
18. Ridge vent installation: Check that ridge vent runs the full length of the ridge and that the opening beneath it is properly cut (not blocked with sheathing). We've seen "fake" ridge vents that were installed over solid sheathing with no opening. They look right from the ground but provide zero ventilation.
19. Soffit vents: Verify soffit vents are open and not blocked by insulation in the attic. Ventilation works by drawing cool air in through soffit vents and exhausting hot air through ridge vents. Blocked soffits break this airflow.
20. Attic temperature and moisture: On hot days, attic temperature should be within 10-15°F of outdoor temperature if ventilation is adequate. Attics that reach 140°F+ in summer bake shingles from underneath and shorten their lifespan. Check for moisture, mold, and frost (in winter) on the underside of the roof deck. All signs of inadequate ventilation.
21-23: Gutters and Drainage
21. Gutter condition: Check for clogs, sag, separation at seams, and proper slope toward downspouts. Overflowing gutters cause foundation damage, basement flooding, and soffit rot.
22. Downspout drainage: Verify downspouts are directing water at least 6 feet away from the foundation. Downspouts that dump directly at the foundation wall cause 80% of the basement seepage we see in Indianapolis Metro homes.
23. Ice dam evidence: Look for water stains on soffit, damaged gutters from ice weight, and interior ceiling stains near eaves. Ice dams form when heat escaping through poor attic insulation melts snow, and water refreezes at cold eaves. Fixing ice dams requires improving attic insulation and ventilation, not just better gutters.
24: Overall System Assessment
24. Integration of all systems: Roof, ventilation, gutters, and flashing work together. A roof with perfect shingles but inadequate ventilation will fail early. Gutters that overflow stress fascia and cause deck rot. We assess how all systems interact and identify which weak link will cause the first failure.
Photo Documentation
Every inspection we perform includes photo documentation of findings. We photograph:
- Overall roof condition from multiple angles
- Close-ups of damaged shingles, granule loss, and curling
- Every penetration (chimneys, vents, skylights) showing flashing condition
- Problem areas (soft spots, sagging, leaks) with context and close-up shots
- Attic ventilation, insulation, and any moisture/mold issues
- Gutters, downspouts, and drainage patterns
Photos are timestamped and GPS-tagged, making them valuable documentation for insurance claims and future reference. We provide photos digitally so homeowners can share them with insurance adjusters or use them as baseline for future inspections.
How We Grade Roof Condition
We use a simple grading system to communicate roof condition:
Grade A (Excellent): Roof is in excellent condition with no immediate concerns. Continue routine maintenance (gutter cleaning, annual inspection). Expected remaining lifespan: 10+ years.
Grade B (Good): Roof shows minor wear appropriate for age. A few maintenance items to address (replace cracked vent boot, recaulk chimney flashing). Expected remaining lifespan: 5-10 years.
Grade C (Fair): Moderate wear or isolated damage that requires monitoring. Some repairs recommended but not urgent. Plan for replacement within 3-5 years.
Grade D (Poor): Significant wear, widespread damage, or failing systems. Repairs may be possible but replacement is likely more cost-effective. Plan for replacement within 1-2 years.
Grade F (Failed): Roof has reached end of useful life, shows active leaks, or has structural damage. Immediate replacement or emergency repairs required to prevent interior damage.
Most Common Findings in Indianapolis Metro
After inspecting thousands of roofs across the Indianapolis Metro, these are the most common issues we find:
1. Inadequate ventilation (60% of homes inspected): Ridge vent installed but soffit vents blocked, or no ridge vent at all. Causes premature shingle aging and ice dams.
2. Failed plumbing vent boots (40% of roofs over 15 years old): Rubber boots crack after 10-15 years of UV exposure. Easy fix: $75-150 per boot.
3. Clogged gutters causing fascia rot (50% of inspections): Gutters haven't been cleaned in years, water overflows and rots fascia boards. Prevention: clean gutters twice per year.
4. Missing or deteriorated chimney counterflashing (30% of homes with chimneys): Mortar deteriorates, counterflashing pulls out, water gets behind step flashing. Repair: $400-800.
5. Granule loss appropriate for age but homeowner unaware (70% of roofs 15+ years old): Roof is aging normally but homeowner doesn't realize it's near end of lifespan. No repair needed, but plan for replacement within 2-5 years.
When to Schedule Roof Inspections
Annual inspections: Recommended for roofs over 15 years old or homes with history of leaks. Catches problems early when repairs are cheaper than replacements.
After severe weather: Inspect within 48 hours of hail, high winds (60+ mph), or heavy snow/ice. Documenting storm damage quickly is critical for insurance claims.
Before buying a home: Include professional roof inspection as part of home inspection. A roof replacement ($9,000-$20,000) is a major expense that should be factored into offer price or negotiated with seller.
Before listing a home for sale: Fix minor issues before listing to avoid buyer inspection findings that delay closing or reduce sale price. A $500 repair now can prevent a $5,000 price reduction later.
After roof work by another contractor: If a contractor completed repairs or claimed to "fix" a problem, get an independent inspection to verify work was done correctly. We regularly find incomplete repairs or incorrect fixes.
The Bottom Line
A professional roof inspection catches problems before they leak, documents storm damage for insurance claims, and provides honest assessment of remaining roof lifespan. Our 24-point checklist covers shingles, flashing, ventilation, structure, and drainage. Every system that affects roof performance.
We provide free photo-documented roof inspections across the Indianapolis Metro. We'll inspect from the roof and attic, photograph all findings, and provide a written report within 24 hours. Rather start from the ground? Our free roof photo review gets you a roofer's read on your own photos. No pressure, no obligation, just honest assessment. Call (317) 760-2666 or schedule your free inspection.