Things to Look for When Reviewing Roofing

The roof is one of the most important systems you’ll assess. Here’s a focused list of what to look for and how to document it.

Material and type. Note the roofing material (asphalt shingle, metal, tile, slate, etc.) and the type (e.g., 3-tab vs. architectural shingle). This sets the context for age and expected lifespan.

Age and remaining life. If you can determine approximate age (from permits, seller disclosure, or wear), note it. Many clients want to know how many years they can expect before replacement.

Condition of surface. Look for curling, cupping, missing or broken shingles, and granule loss. On flat or low-slope roofs, check for blisters, cracks, and patches. Document with clear photos.

Flashings and penetrations. Check step flashing, valley flashing, and around vents, chimneys, and skylights. Gaps, rust, or failed sealant are common sources of leaks.

Gutters and drainage. Confirm gutters are secure, not sagging or overflowing. Note downspout placement and whether water is directed away from the foundation.

Attic or underside (when accessible). From inside, look for stains, soft spots, or daylight that suggest past or active leaks. Check ventilation; poor attic ventilation can shorten roof life.

Previous repairs. Patch jobs, sealant, or replaced sections are worth noting. They can indicate past issues and may need future attention.

In your report, stick to what you observed and avoid speculating on exact remaining life unless you’re comfortable and it’s within your scope. Clear, consistent roofing sections in your reports help clients and Realtors understand condition and next steps.