ROOF INSPECTIONS

The Complete Roof Inspection Guide: What Inspectors Look For, Types of Inspections, and When You Need One

Written by David Karimi, Owner & GAF Certified Contractor at WeatherShield Roofing — 15+ years coastal roofing experience in Myrtle Beach, SC

March 9, 2026•16 min read

A roof inspection is a professional evaluation of your roof's condition — covering shingles, flashing, ventilation, structural integrity, and signs of water damage. Most homeowners should get an annual inspection, plus after any major storm. A thorough inspection takes 45 minutes to 2 hours and covers both the exterior roof surface and interior attic space. In coastal areas like Myrtle Beach, inspections are critical due to hurricane exposure, salt air corrosion, and high humidity.

I have been inspecting roofs along the Grand Strand for over 15 years. In that time, I have seen everything from perfect roofs that just needed a quick checkup to roofs that looked fine from the ground but were one storm away from catastrophic failure.

Here is the truth about roof inspections: most homeowners only think about their roof when something goes wrong. A ceiling stain shows up. A shingle lands in the yard. The insurance company sends a letter. By that point, what could have been a simple repair has often turned into a much bigger problem.

Living in Myrtle Beach and the surrounding Horry County area makes regular roof inspections even more important. We deal with hurricane season from June through November, salt air that corrodes metal components year-round, intense UV exposure that breaks down shingles faster than inland homes, and tropical downpours that test every seal and flashing joint on your roof.

This guide covers everything you need to know about roof inspections — what we actually look for, the different types of inspections, when you need one, and how to choose the right inspector. Whether you are a homeowner maintaining your biggest investment, buying a new home, or filing an insurance claim, this will give you the knowledge to make informed decisions.

What Does a Roof Inspector Look For?

A professional roof inspection is far more than glancing at shingles from the driveway. When I inspect a roof, I am checking every component of the roofing system — from the surface material down to the structural decking, and everything in between.

Here is the complete shingle inspection checklist that a qualified inspector follows:

Roofing Material (Shingles, Metal, Tile)

Missing, cracked, curling, or buckling shingles
Granule loss on asphalt shingles (check gutters for accumulated granules)
Blistering or algae/moss growth on the surface
Rust, corrosion, or loose fasteners on metal roofing
Cracked or broken tiles on tile roofs
Overall age assessment — is the material approaching end of life?

Flashing

Flashing around chimneys — lifted, rusted, or separated from the masonry
Wall step flashing where the roof meets a vertical wall
Valley flashing condition and proper overlap
Drip edge along eaves and rakes
Counter-flashing and sealant integrity

Valleys and Transitions

Valleys where two roof planes meet — these are high-flow areas and common leak points
Debris accumulation in valleys restricting water flow
Proper underlayment beneath valley material

Ridge Caps and Ridge Vents

Ridge cap shingles — cracked, lifted, or missing
Ridge vent integrity and proper attachment
Seal between ridge cap and field shingles

Pipe Boots, Vents, and Penetrations

Rubber pipe boot seals — cracked, split, or deteriorated (this is the number one cause of roof leaks I see)
Exhaust vent and attic fan housings
Skylight seals and frames
Satellite dish or antenna mount penetrations

Gutters and Downspouts

Gutter attachment and alignment (pulling away from fascia)
Proper drainage — water flowing to downspouts, not pooling
Excessive granule buildup indicating shingle wear
Downspout extensions directing water away from the foundation

Fascia and Soffit

Wood rot on fascia boards
Soffit damage, holes, or separation from the structure
Animal entry points (raccoons, birds, squirrels)
Paint peeling or staining indicating moisture problems

Attic Inspection (Interior)

Signs of water intrusion — stains, mold, wet insulation
Ventilation adequacy — proper intake (soffit vents) and exhaust (ridge/roof vents)
Insulation condition and depth
Daylight visible through the roof decking (a clear problem)
Structural integrity of rafters and trusses — sagging, cracking, or pest damage
Decking condition — soft spots, delamination, rot

A roof inspection that skips the attic is incomplete. I have found roofs that looked perfect from the outside but had serious moisture and ventilation issues underneath. The attic tells the full story.

Types of Roof Inspections

Not every inspection is the same. The type you need depends on why you are getting the inspection done.

Visual Inspection

A visual inspection covers a walk-around of the property plus a roof-level assessment of visible components. The inspector examines all accessible surfaces by sight and documents findings with photographs. This is the most common type of annual maintenance inspection.

Best for: Annual maintenance checks, general condition assessment, and identifying obvious issues like missing shingles or damaged flashing.

Physical (Hands-On) Inspection

A physical inspection goes deeper. The inspector walks the roof, presses on materials to test firmness, lifts shingles to check the underlayment, and physically examines every penetration, flashing joint, and seal. The attic is also inspected from the inside.

Best for: Pre-purchase evaluations, insurance documentation, roofs over 10 years old, and situations where a visual inspection revealed concerns that need closer examination.

Infrared (Thermal) Inspection

Infrared inspections use thermal imaging cameras to detect moisture trapped beneath the roofing surface. Wet areas show up as temperature differences compared to dry areas. This technology identifies leaks and moisture damage that are completely invisible to the naked eye.

Best for: Flat and low-slope roofs, suspected leaks with no visible source, commercial properties, and insurance claims where hidden moisture damage needs to be documented.

Drone Inspection

Drone inspections use high-resolution cameras mounted on drones to photograph and video the entire roof surface without anyone setting foot on it. This is especially useful for steep-pitch roofs, multi-story buildings, or roofs in poor condition where walking on them could cause additional damage.

Best for: Steep or dangerous roofs, multi-story homes, initial assessments before a physical inspection, and documentation for insurance claims.

Insurance Inspection

Insurance inspections are specifically focused on documenting damage for a claim or verifying roof condition for policy purposes. The inspector documents every instance of damage with detailed photos, measurements, and descriptions that align with what insurance adjusters need to process a claim. Read our inspection before insurance renewal guide for more on this process.

Best for: After storm damage, before policy renewal on older roofs, and when your insurer requests a current roof condition report.

Real Estate Inspection

A real estate roof inspection provides a detailed condition report with an estimated remaining lifespan. This goes beyond what a standard home inspector covers — they might note "roof appears worn" while a roofing specialist can tell you exactly how many years of life remain and what repairs are needed.

Best for: Buyers wanting a detailed roof assessment before purchase, sellers preparing their home for market, and real estate agents who want to protect their clients from surprises.

When You Need a Roof Inspection

Some situations call for an immediate inspection. Others are about staying ahead of problems before they become expensive repairs.

After a Storm

In the Myrtle Beach area, we see hurricanes, tropical storms, severe thunderstorms, and hailstorms. After any significant weather event, get your roof inspected even if everything looks fine from the ground. Hidden roof damage is extremely common — hail can bruise shingles without immediately visible cracking, and wind can lift shingles just enough to break the seal strip without tearing them off.

Most insurance policies have a time limit for filing storm-related claims. In South Carolina, you typically have one year, but the sooner you document the damage, the stronger your claim. I have seen homeowners lose legitimate claims because they waited too long and the insurance company argued the damage was from wear and tear rather than the storm.

Before Insurance Renewal

Insurance companies in coastal South Carolina are increasingly requiring roof inspections before renewing policies, especially for roofs older than 15 years. A proactive inspection showing your roof is in good condition can prevent coverage denial and may help you secure better rates. Some insurers offer discounts for FORTIFIED-certified roofs.

Before Buying or Selling a Home

If you are buying a home, a dedicated roof inspection by a licensed roofer is one of the best investments you can make. A general home inspector checks the roof, but a roofing specialist identifies problems that generalists miss. If the roof needs work, you can negotiate the repair into the purchase price. If you are selling, a clean inspection report removes a major concern for buyers and can speed up your closing.

Annual Maintenance Inspection

Even if nothing seems wrong, an annual inspection catches small problems before they become expensive ones. A cracked pipe boot seal that leaks a few drops during heavy rain will eventually rot the decking underneath. Catching it during an inspection means a simple seal replacement instead of a decking repair and possible interior damage.

In coastal South Carolina, I recommend inspecting twice a year — once before hurricane season (May or June) and once after (November or December).

When You See Warning Signs

Do not wait for your annual inspection if you notice any of these:

Ceiling stains or water marks inside the house
Shingles or roofing material in the yard
Granules accumulating in gutters
Sagging areas visible on the roof line
Daylight visible through the attic
Musty smell in the attic (indicates moisture or mold)
Energy bills spiking (can indicate ventilation or insulation failure)
Moss or algae growth covering large areas of the roof

Any of these signs warrant a call for a professional inspection. Ignoring them leads to bigger problems — and bigger repair bills.

The Roof Inspection Process: Step by Step

Here is exactly what happens when you schedule a professional roof inspection with us. Most reputable contractors follow a similar process.

Step 1: Ground-Level Walk-Around

The inspector starts by walking the perimeter of the home, looking at the roof from every angle. They check gutters, downspouts, fascia, soffit, and the overall roof line for visible sagging or irregularities. They also note landscaping or tree limbs that may be contacting the roof.

Step 2: Roof Access and Surface Inspection

The inspector gets on the roof (using a ladder, lift, or drone for steep/dangerous roofs) and systematically walks every section. They check shingle condition, test flashing, examine every penetration point, and document any damage with detailed photographs.

Step 3: Penetration and Flashing Check

Every pipe boot, vent, chimney, skylight, and transition point gets individual attention. These are the most common leak sources, and inspecting them requires close-up examination of seals, caulking, and flashing integrity.

Step 4: Attic Inspection

Inside the attic, the inspector checks for water stains, mold, wet insulation, daylight through the decking, and proper ventilation. They examine the underside of the roof decking for soft spots, delamination, and structural issues with rafters or trusses.

Step 5: Documentation and Report

The inspector compiles all findings into a written report with photographs, descriptions of any damage, severity ratings, and recommended actions. A good inspection report is detailed enough to support an insurance claim, guide repair decisions, and serve as a baseline for future inspections.

Step 6: Review and Recommendations

The inspector walks you through the findings and explains what needs attention now, what can wait, and what to monitor. They provide clear recommendations prioritized by urgency — safety issues first, then active leaks, then preventative maintenance items.

What Affects Roof Inspection Cost

Several factors influence how much you will pay for a roof inspection. Understanding these helps you compare quotes and know what to expect.

Roof Size

Larger roofs take more time to inspect. A 1,500 square foot ranch requires less time than a 4,000 square foot multi-level home. Roof size is measured in "squares" (one square equals 100 square feet), and larger roofs have more surface area to evaluate.

Pitch and Steepness

Steep roofs are harder to access and take longer to inspect. A walkable 4/12 pitch is straightforward. A steep 12/12 pitch may require safety equipment, harnesses, or drone support, which adds time and complexity.

Number of Stories

A single-story home is easier to access than a two or three-story home. Higher roofs require longer ladders or specialized equipment, and the logistics of safely accessing the roof affect the overall time required.

Roofing Material

Asphalt shingle roofs are the most common and straightforward to inspect. Metal roofs, tile roofs, and flat roofing systems each have their own inspection requirements and take different amounts of time to evaluate properly.

Accessibility

Landscaping, fencing, tree cover, and the layout of the property all affect how easily the inspector can access the roof. Limited access points may require additional equipment or approach strategies.

Scope of Inspection

A basic visual inspection takes less time than a comprehensive inspection that includes infrared scanning, drone photography, moisture testing, and a full attic evaluation. The more thorough the inspection, the more it involves.

WeatherShield Roofing offers free roof inspections for homeowners in the Myrtle Beach and Grand Strand area.

Call (843) 882-2781 to schedule yours. We provide a written report with photos and clear recommendations — no obligation, no pressure.

DIY Roof Inspection Checklist: Safe Ground-Level Checks

Between professional inspections, there are safe checks you can do yourself from the ground. I want to be clear: these do not replace a professional inspection, but they help you catch obvious problems early. Do not get on the roof — use binoculars and walk the perimeter at ground level.

Monthly Ground-Level Checks

☐Walk around the house and look at the roof line with binoculars — any shingles missing, lifted, or out of place?
☐Check gutters for excessive granules (looks like coarse black sand) — this means shingles are wearing down
☐Look for debris on the roof — branches, leaves, or anything that could trap moisture
☐Check downspouts during rain — are they flowing freely or backed up?
☐Look at the fascia and soffit from the ground — any peeling paint, staining, or visible damage?
☐Check for moss or algae growth, especially on north-facing slopes

Seasonal Interior Checks

☐Check ceilings in every room for new stains, bubbling paint, or discoloration
☐If you have attic access, look inside with a flashlight for daylight through the decking, wet spots, or musty smells
☐Check around skylights, chimneys, and vents for any interior moisture
☐Notice any unexplained spike in your energy bills — this can indicate ventilation or insulation problems in the attic

Safety reminder: Never climb on your roof. Falls are one of the leading causes of home injury deaths in the United States. Leave roof-level inspections to professionals with proper safety equipment.

Roof Inspection for Insurance Claims

If you are filing an insurance claim for roof damage, the quality of your inspection report can make or break your claim. Here is what you need to know.

Why You Need Your Own Inspection

Your insurance company will send their own adjuster to assess the damage. That adjuster works for the insurance company, not for you. Having your own independent inspection report from a licensed roofing contractor gives you documentation to compare against the adjuster's findings.

I have seen adjusters miss damage, undercount affected shingles, or attribute storm damage to "normal wear and tear." Your independent inspection creates a documented record that you can use to dispute a low estimate or a denied claim. For a detailed walkthrough of the claims process, read our insurance claim guide.

What Insurance Adjusters Look For

Evidence that damage is storm-related (impact marks, wind creases, directional damage patterns) versus wear and tear
The age and pre-existing condition of the roof
The extent of damage — how many shingles, how much flashing, what percentage of the roof is affected
Whether the damage meets the policy deductible threshold
Documentation quality — clear photos, measurements, and descriptions

Tips for a Successful Insurance Inspection

Schedule your independent inspection as soon as possible after the storm
Request that your roofing contractor be present during the adjuster's visit
Keep all documentation — the inspection report, photos, receipts for any temporary repairs
Do not make permanent repairs before the adjuster visits (temporary protective measures like tarping are fine)
Get a hail damage inspection specifically if hail was involved — hail damage has specific documentation requirements

How to Choose a Roof Inspector

Not all roof inspectors are equal. Here is what to look for and what to ask before hiring someone to inspect your roof.

Certifications That Matter

HAAG Certified Inspector: HAAG Engineering is the gold standard for roof damage assessment. HAAG certification means the inspector has been trained specifically in identifying storm damage, material failure modes, and forensic roof evaluation. Insurance companies respect HAAG-certified reports.
GAF Certified Contractor: GAF is the largest roofing material manufacturer in North America. GAF certification requires demonstrated installation expertise and ongoing training.
Owens Corning Preferred Contractor: Similar to GAF, this certification indicates the contractor meets Owens Corning's standards for quality and professionalism.
State Licensing: In South Carolina, roofing contractors must be licensed. Verify the license is current and in good standing with the SC LLR (Department of Labor, Licensing and Regulation).

Questions to Ask Before Hiring an Inspector

Are you licensed and insured in South Carolina?
Do you carry HAAG or manufacturer certifications?
Will you physically get on the roof, or is it visual only?
Does the inspection include the attic and interior?
Will I receive a written report with photos?
How long have you been inspecting roofs in this area?
Do you have experience working with insurance claims?
Can you provide references from recent inspections?

Red Flags to Watch For

No written report — a verbal "your roof looks fine" is not an inspection
Pressure to sign a repair contract immediately after the inspection
No license or insurance documentation when asked
Inspecting only from the ground with no roof access attempted
Unwillingness to inspect the attic
Storm chasers who show up uninvited after a storm and push for immediate contracts

Roof Inspections in Coastal South Carolina: What Makes It Different

Inspecting a roof in Myrtle Beach is different from inspecting one in Columbia or Greenville. Coastal roofs face unique stresses that inland roofs do not:

✓Salt air corrosion: Metal components — flashing, fasteners, drip edge, vents — corrode faster near the coast. A good inspector checks for early signs of rust and pitting that would not appear on inland roofs for years.
✓Hurricane wind uplift: Coastal building codes require specific nailing patterns and attachment methods. An inspector should verify that your roof meets current wind resistance standards.
✓UV degradation: The Grand Strand gets intense sun exposure. Shingles age faster here than in shaded or northern areas. Inspectors should assess remaining shingle life with this in mind.
✓High humidity and moisture: Persistent humidity creates conditions for mold, algae, and wood rot. Attic ventilation is critical in our climate, and an inspector should verify that your ventilation system is adequate.
✓Driven rain: Tropical storms push rain horizontally, not just vertically. This tests flashing and seals in ways that normal rain does not. An experienced coastal inspector knows where driven rain infiltrates.

When choosing an inspector in the Myrtle Beach area, look for someone with specific coastal experience. A roofer from upstate may be technically competent but unfamiliar with salt corrosion patterns and hurricane building code requirements specific to Horry County.

Frequently Asked Questions

How long does a roof inspection take?

A standard roof inspection takes 45 minutes to 2 hours depending on roof size, complexity, and accessibility. A simple single-story ranch takes about 45 minutes. A multi-story home with steep pitches, multiple valleys, and dormers can take closer to 2 hours. Infrared or drone inspections may add additional time for data processing.

What does a roof inspector look for?

A roof inspector checks shingle condition, flashing around penetrations and valleys, ridge caps and vents, pipe boot seals, gutters and downspouts, fascia and soffit, attic ventilation and insulation, signs of water intrusion, structural integrity of the decking, and any storm damage. A thorough inspection covers both the exterior and interior attic space.

How often should I get my roof inspected?

At minimum, once a year. In coastal South Carolina, twice a year is better — before hurricane season (June) and after (November). Also schedule an inspection after any major storm, before selling or buying a home, and before your insurance policy renewal.

What factors affect roof inspection pricing?

The main factors are roof size, pitch and steepness, number of stories, roofing material type, accessibility, and the scope of inspection (basic visual vs. comprehensive with infrared or drone). Each of these affects the time and equipment required to complete a thorough evaluation.

Can I inspect my own roof?

You can do safe ground-level checks with binoculars to spot missing shingles, sagging, or damaged flashing. However, professional inspectors identify issues invisible from the ground — attic ventilation problems, early moisture intrusion, and structural concerns beneath the surface. DIY checks supplement professional inspections but do not replace them.

Do I need a roof inspection before buying a house?

Yes. A dedicated roof inspection by a licensed roofing contractor provides far more detail than a standard home inspection. Knowing the exact condition and remaining lifespan gives you negotiating power and protects you from unexpected replacement costs after closing.

Will a roof inspection void my warranty?

No. Professional roof inspections do not void warranties. In fact, many manufacturer warranties — including GAF and Owens Corning — require regular inspections and maintenance to keep the warranty valid.

What happens if the inspection finds damage?

The inspector provides a detailed report documenting issues with photos and recommendations. You can schedule repairs for minor issues, file an insurance claim for storm-related damage, or plan for replacement if the damage is extensive. The report also serves as documentation for insurance purposes.

Is a roof inspection required for insurance?

Many insurance companies require inspections before issuing or renewing policies, especially for roofs older than 15 years. In coastal South Carolina, insurers frequently request inspections due to hurricane exposure. A current report showing good condition can help you secure coverage and potentially lower premiums.

What is the difference between a roof inspection and a roof certification?

A roof inspection evaluates current condition. A roof certification goes further — the inspector certifies a specific remaining lifespan (typically 2 to 5 years) and may include a limited warranty on that assessment. Roof certifications are commonly requested during real estate transactions.

Related Guides

Schedule Your Free Roof Inspection

Whether you are concerned about storm damage, preparing for insurance renewal, buying a home, or just want peace of mind, WeatherShield Roofing provides free, no-obligation roof inspections for homeowners across Myrtle Beach, Conway, North Myrtle Beach, Surfside Beach, and the entire Grand Strand. You get a detailed written report with photos and clear recommendations.

Call (843) 882-2781 for a Free Inspection Schedule Free Inspection Online