Your roof is a complex system that sheds rain, keeps snow and wind out and allows air to circulate. It may seem insignificant but this essential part of your home performs many vital functions and should be inspected periodically to ensure proper performance. A thorough roof inspection can identify a range of problems that need to be addressed, from shingle damage to leaks and structural damage.

During a roof inspection, the inspector assesses the condition and age of your roofing materials. He or she looks for shingles that are curled, cracked, missing, or broken. He or she also checks for stains, moss, and rust on the flashing and fasteners. The inspector also examines rubber boots and seals around vent pipes for gaps, deterioration, or leaking.

The inspector will also look at the eaves and ridgelines of your roof, checking for signs of rot or sagging. He or she will check the gutters and downspouts for clogging, as well as the condition of the fascia and soffit boards. Inspecting the fascia and soffit areas is important because water that leaks through these components can cause rotting in your deck, wall and underlayment.

If the inspector notices a problem with any of these components, he or she will take pictures of them. If a potential problem is identified, the inspector will prepare a written analysis and recommendations. This report will be included with the inspection summary. If you are selling your home, the roof inspection report can help you negotiate a higher price or a faster sale.

Roof inspections are often performed in the fall because this is the best time to fix problems before the freezing temperatures arrive. Repairs that aren’t completed before winter can be difficult and expensive, and the ice dams that form at the roof’s edge can be dangerous.

A professional roof inspection will cost between $200 and $400, depending on the size of your roof and your roofing material. The cost will also depend on the location and reputation of the inspection company. If you are looking for a reputable inspection company, ask family and friends for recommendations or search online. Make sure the company you choose is licensed, insured and bonded.

A roofing inspection is an integral part of a 4-point home inspection, which evaluates the condition of a property’s electrical, plumbing, HVAC and structural systems. A reputable and experienced inspector can help you keep your home in good condition, increase its value and maintain its resale appeal. You should always be present during a home inspection, including the roof inspection, to ask questions and get an up close look at your roof. If you don’t want to be there, you can request a video or photo report from the inspector. However, this isn’t as thorough as a physical inspection. When hiring a roof inspector, be sure to read reviews and testimonials from previous clients. Ideally, you should find a company that offers both a roof and 4-point inspection service so you can receive the most comprehensive evaluation of your home.