Roof Inspection Checklist: 15 Things Inspectors Commonly Miss

What it is: The rubber collar that seals around plumbing vent pipes. These deteriorate from UV exposure and temperature cycling, typically failing within 10-15 years—often before the roof itself needs replacement.

Why it's missed: Inspectors focus on shingles and forget that pipe boots have a shorter lifespan. Cracks may not be visible from ground level.

What it is: A small piece of flashing at the bottom of roof-to-wall intersections that directs water into the gutter instead of behind the siding.

Why it's missed: It's small, often hidden by gutters, and many inspectors don't know to look for it. Yet missing kickout flashing is one of the most common causes of hidden wall rot—we've seen $15,000+ wall repairs from a missing $20 piece of flashing.

What it is: Individual pieces of L-shaped flashing woven into each course of shingles where the roof meets a vertical wall. Each piece should overlap the one below.

Why it's missed: Step flashing is often hidden under siding. Gaps or missing pieces won't show until water damage appears inside the wall.

What it is: The most complex flashing system on most roofs, consisting of base flashing, step flashing along sides, counter-flashing embedded in mortar, and often a cricket on the uphill side.

Why it's missed: Many inspectors check just the visible flashing and miss the counter-flashing embedded in mortar joints, which can crack and allow water behind the metal.

What it is: Valleys channel significant water volume where two roof planes meet. Metal valley flashing lines this channel to handle heavy water flow.

Why it's missed: Valleys look fine from a distance but may have rust, holes, or separation at seams that only show when you're close. Debris buildup can hide damage.

What it is: Skylights have flashing around all four sides plus seals between the glass/dome and frame. Improperly flashed skylights are a top cause of roof leaks.

Why it's missed: Inspectors often just check if the skylight opens/closes but don't examine the flashing system around all edges or look for seal degradation.

What it is: Metal flashing along roof edges that directs water into gutters rather than behind them, preventing fascia rot and foundation issues.

Why it's missed: Drip edge is often hidden by gutters. Many older homes never had it installed. When present, it may not extend properly beyond the fascia.

What it is: Nails that have worked their way up through shingles over time, or were improperly installed with the head above the shingle surface.

Why it's missed: Individual nail pops are small and scattered. They're easy to overlook when scanning the roof surface for larger issues.

What it is: The cap covers the flue opening to keep out rain and animals. The crown is the concrete/mortar top surface of the chimney that sheds water away from the flue.

Why it's missed: Many inspectors focus on flashing and ignore the chimney structure itself. Cracked crowns and missing caps cause water to enter the chimney system.

What it is: Asphalt shingles use ceramic granules to reflect UV and protect the asphalt. Granules naturally shed over time, but excessive loss signals shingles nearing end of life.

Why it's missed: Inspectors check the roof surface but don't look in gutters and downspouts where granules accumulate. This is one of the best early warning signs.

What it is: Bathroom exhaust fans should terminate outside the building envelope—either through the roof or sidewall—not into the attic.

Why it's missed: This requires checking inside the attic, which some inspectors skip during roof inspections. Fans venting into attics cause moisture damage, mold, and rotted decking.

What it is: Proper attic ventilation requires both intake (soffit vents) and exhaust (ridge/gable vents) to prevent heat and moisture buildup that shortens roof life.

Why it's missed: Ventilation isn't "on" the roof, so it's often treated as an attic issue rather than a roof issue. But inadequate ventilation is a leading cause of premature shingle failure.

What it is: When gutters overflow, back up, or leak at seams, water runs behind the gutter and rots the fascia board and potentially the roof decking edge.

Why it's missed: Gutters hide the fascia. Unless you specifically look behind gutters or check for soft spots, this damage goes unnoticed until it's severe.

What it is: The plywood or OSB substrate that shingles are attached to. Visible from the attic side, it shows water damage, rot, and structural issues not visible from outside.

Why it's missed: Requires entering the attic with a flashlight. Many inspectors only do a quick attic check or skip it entirely during roof inspections.

What it is: Evidence of past repairs—patched areas, replacement shingles, sealant applications—that may indicate recurring problems or improper fixes.

Why it's missed: Inspectors note that repairs were done but don't evaluate their quality. Poor repairs often mask problems rather than fix them, creating future leaks.