What does a roof inspection include?

A proper inspection has three parts. On the roof: the condition of the shingles on every slope, whether they are sealed, how many granules they have left, any bruising from hail, and the state of every flashing, boot, valley, ridge and vent. In the attic: the underside of the decking, looking for stains, daylight, soft boards and signs of poor ventilation. And on paper: a written report with photographs that says what was found and what, if anything, it needs.

What it should not be is a sales call. If the roof is sound, the report should say so. If it needs work, the report should show you why with pictures, not tell you.

Ask for one when you are buying or selling, after a storm so the damage is documented for insurance, and when the roof is past fifteen years and you want to plan rather than react. If the inspector comes back saying the whole roof needs replacing, the photographs are what make that believable, and a second opinion costs you nothing but a phone call.