Roof inspection checklist - residential & commercial, free
A complete roof inspection checklist you can use as-is, or fill in right here and download as a branded, ready-to-send inspection report
Your company
Property details
Roof details
Overall assessment
your judgment as inspectorRoof overview photos
Sample photo — add a roof overview photo above to feature it hereRoof Inspection
Property address
Roof surface
Flashing & penetrations
Edges & drainage
Attic & interior
Structure & safety
This report reflects a visual inspection of the roof surface and readily accessible areas only - it is not a warranty, structural engineering assessment, or a substitute for a licensed inspector's certification where one is legally required (for example, most mortgage lenders and FHA/VA loans require a certification from a licensed roofing contractor stating the remaining useful life). Concealed damage, such as issues inside the roof assembly or decking, cannot always be identified visually.
Notes & AI summary
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Try it free →What a thorough roof inspection covers.
Residential
- Roof covering: missing, cracked, curling or lifted material
- Wear appropriate for the material's age, or premature failure
- Algae, moss or heavy staining
- Ponding water or visible sagging in the deck
- Flashing at walls, chimneys and skylights: rust, gaps or lifting
- Pipe boots: cracked or dry-rotted rubber
- Valleys: proper lap, no exposed nails or bare metal
- Chimney crown, cap and mortar joints
- Drip edge present and secure along eaves and rakes
- Gutters and downspouts: clogged, sagging or pulling from fascia
- Fascia and soffit: rot, gaps or pest entry points
- Water staining below roof edges or on siding
- Active leaks, staining or dark spots on the underside of the deck
- Daylight visible through the roof deck
- Insulation: wet, compressed or missing in spots
- Ventilation: ridge/soffit vents clear and functioning
- Mold or musty odor
- Visible sagging of the ridge or roof plane
- Deck soft spots when walked (do not walk unsafe areas)
- Age and remaining expected life of the current roof system
Commercial
- Membrane (TPO/EPDM/PVC/Mod-Bit): punctures, blisters, seam separation
- Ponding water areas and drainage slope
- UV degradation, chalking or embrittlement
- Patch history and condition of prior repairs
- Parapet walls and coping: cracks, open joints, loose caps
- Equipment curbs (RTUs, exhaust fans): flashing intact, no gaps
- Pipe and conduit penetrations sealed
- Expansion joints in good condition
- Roof drains, scuppers and overflow drains clear of debris
- Gutters/downspouts (if present) secure and unobstructed
- Evidence of standing water beyond 48 hours after rain
- HVAC units, condensers, vents: mounted securely, no leaks at base
- Walk pads/protection in place on traffic paths
- Guardrails, ladders and access hatches safe and code-compliant
- Conduit and cable runs properly secured, not damaging membrane
- Ceiling staining or leaks below the roof deck
- Insulation condition (where accessible)
- Structural deck condition, deflection or corrosion
- Documented roof age, warranty status and prior repair history
Everything you need to know about the checklist.
Is this roof inspection checklist free to use?
Yes — read or print the checklist as-is, or fill it in on this page and download a finished inspection report as a PDF, no account required.
Do you have a checklist for commercial roofs too?
Yes — switch to "Commercial" above the checklist for membrane, drainage, rooftop-equipment and parapet items specific to flat and low-slope commercial roofs, separate from the residential shingle/tile checklist.
Can I turn this into a roof inspection report I can send to a client?
Yes — add your company logo and contact info, the property address and inspector name, mark each item Pass, Issue or N/A with notes, and download it as a branded, print-ready roof inspection report.
Is there a roof inspection report template I can just download blank?
Yes — download the checklist without filling anything in for a blank, printable roof inspection report template, or fill it in first for a completed one.
What should a roof inspection actually cover?
At minimum: the roof surface itself, flashing and penetrations, edges and drainage, attic/interior signs of leaks, and overall structural condition — that's exactly how this checklist is organized, residential or commercial.
Can I add notes or an AI-written summary of what I found?
Yes — type anything you noticed in the notes box and use "Summarize findings" to turn your checked items and notes into a clear summary and next-step recommendations for the report.
Is this a substitute for a licensed structural inspection?
No — this checklist is for a standard visual roof condition inspection. For structural concerns (sagging, deflection, suspected deck failure), bring in a licensed structural engineer.
What should a professional roof inspection report actually include?
An overview of the property and roof (age, material, size), an overall condition rating, itemized findings with photos and priority levels, a summary, and next steps - that's exactly what this tool builds as you fill it in, including an executive summary at the top of the printed report.
Can I use this instead of a roof certification for a mortgage or insurance claim?
Use it as a strong starting point - not a replacement. Most lenders (especially FHA/VA loans) and insurers require the final certification or claim documentation from a licensed roofing contractor, and some states set their own minimum remaining-useful-life requirements. Fill in your own license number and remaining-useful-life estimate, and check what your specific lender, insurer or state requires.
Turn every inspection into the next job.
Measure the roof, quote the repair, get it signed and get paid - all from M2Q.