What a Professional Roof Inspection Includes in Michigan
By:
NEXT Exteriors
Published:
February 19, 2026
Reading Time:
11 min
You call a roofer out to look at your home in Rochester Hills. He spends fifteen minutes walking around with a ladder, snaps a few photos with his phone, and tells you that you need a full tear-off. No written report. No explanation of what he actually looked at. Just a quote for $18,000 and a pressure pitch to sign today.
That's not an inspection. That's a sales call.
After 35 years of Detroit roofing services, we've seen what happens when homeowners trust incomplete inspections. Small problems get missed until they become expensive disasters. Insurance claims get denied because damage wasn't properly documented. And homeowners spend thousands on unnecessary replacements because nobody took the time to actually diagnose the real issue.
A real roof inspection—the kind that protects your investment and gives you accurate information—follows a specific process. It checks specific components. It documents what it finds. And it tells you the truth about what needs fixing now, what can wait, and what's just fine.
Here's what a professional roof inspection actually includes, what inexperienced contractors commonly miss, and why it matters for Michigan homes that face some of the most punishing weather in the country.
What Gets Inspected: The Complete Checklist
A thorough roof inspection isn't a quick glance from the ground. It's a systematic examination of every component that keeps water out of your house. Here's what actually gets checked when you hire someone who knows what they're doing.
Shingles and Surface Materials
The inspector walks every section of the roof—not just the visible areas from the ladder. They're looking for:
Granule loss: Bare spots where the protective ceramic coating has worn away, exposing the asphalt underneath. This is especially common on south-facing slopes that take the most UV exposure.
Cracking and brittleness: Shingles that have become inflexible from age or thermal cycling. In Michigan, where your roof goes from 90°F in July to -10°F in January, this happens faster than in milder climates.
Curling and cupping: Edges lifting up or centers dipping down, usually from poor attic ventilation or moisture intrusion.
Missing shingles: Obvious, but you'd be surprised how many "inspectors" miss damaged shingles on rear slopes or behind dormers.
Proper seal adhesion: Whether the self-sealing adhesive strip actually bonded. Wind-driven rain can get under poorly sealed shingles, especially on low-slope sections.
Algae and moss growth: Black streaks (algae) are mostly cosmetic, but moss holds moisture against the shingles and accelerates deterioration.
For homes with architectural shingles like CertainTeed Landmark or GAF Timberline HDZ—both of which we install regularly through our exterior services in Detroit—the inspector should also check for delamination, where the laminated layers start separating. This is rare with quality shingles but happens when they're installed over an uneven deck or in extreme heat without proper handling.
Flashing and Penetrations
Flashing is where most leaks start. It's also where most quick inspections fail. Every roof has multiple penetrations—chimneys, plumbing vents, exhaust fans, skylights—and each one needs properly installed metal flashing to direct water away.
A real inspection checks:
Chimney flashing: Both the step flashing (woven into the shingles along the sides) and counter-flashing (embedded in the chimney mortar). Gaps here cause leaks that show up in the attic or run down inside walls.
Pipe boot condition: The rubber or neoprene collar around plumbing vent pipes cracks after 15-20 years of UV exposure and temperature swings. This is one of the most common leak sources in Michigan homes, and it's a $150 fix if you catch it early.
Valley flashing: Open valleys (metal) should be checked for rust, dents, or improper overlap. Closed valleys (woven or cut shingles) should be examined for proper shingling technique—done wrong, they channel water under the shingles instead of over them.
Skylight flashing: Skylights need both a waterproof pan underneath and step flashing integrated with the shingles. Cheap installations skip the pan. You won't know until it leaks.
Wall flashing: Where a roof meets a vertical wall (dormers, second-story additions), there should be step flashing behind the house siding in Detroit and over the shingles. We see a lot of homes where previous contractors just caulked the joint. Caulk fails. Flashing doesn't.
Ventilation System
Most homeowners don't think about attic ventilation until they have ice dams or a $4,000 mold remediation bill. A professional inspection measures and evaluates your entire ventilation system:
Intake vents: Soffit vents along the eaves that pull cool air into the attic. They should be clear of insulation blocking and sized appropriately for the attic square footage.
Exhaust vents: Ridge vents, roof vents, gable vents, or turbine vents that let hot, moist air escape. The total exhaust area should roughly match the intake area for balanced airflow.
Ventilation calculation: Building code requires 1 square foot of net free ventilation area per 150 square feet of attic space (or 1:300 if you have a vapor barrier). An inspector should actually calculate whether your home meets this.
Airflow verification: In winter, a cold attic is a good attic. If the underside of your roof deck is warm to the touch, you're losing heat through the ceiling—and that's what causes ice dams.
We're a CertainTeed Master Shingle Applicator—the highest credential in the roofing industry—and ventilation is a major part of that certification. Poor ventilation voids most shingle warranties and cuts the lifespan of a roof by years. Any inspection that doesn't evaluate it is incomplete.
Structural Components
The inspector should access the attic to check the roof structure from below. This reveals problems you can't see from the surface:
Decking condition: Plywood or OSB sheathing should be dry, flat, and firmly attached to the rafters. Sagging, water stains, or soft spots indicate leaks or structural failure.
Rafter and truss integrity: Cracks, splits, or sagging in the framing members. This is rare in newer homes but common in older Detroit-area houses, especially brick Colonials from the 1950s and 60s.
Moisture and mold: Any signs of water intrusion—staining, mold growth, or damp insulation. Even if the roof isn't actively leaking now, past leaks leave evidence.
Proper bracing: Trusses should have bracing installed per the engineering drawings. Missing or damaged bracing can lead to roof movement during high winds.
Gutters and Drainage
Technically part of the roof system, seamless gutters in Detroit, MI handle thousands of gallons of water every year. The inspection should note:
Gutter condition: Rust, holes, or separation at the seams.
Proper slope: Gutters should pitch 1/4 inch per 10 feet toward the downspouts. Standing water means improper installation.
Secure attachment: Hangers or spikes should be tight. Sagging gutters pull away from the fascia and dump water against the foundation.
Downspout discharge: Water should be directed at least 6 feet away from the foundation. Too many Michigan basements flood because downspouts dump right next to the house.
What Inexperienced Inspectors Miss
We get called out to homes in Troy, Warren, and St. Clair Shores where the homeowner was told everything looked fine—and then they find a leak three months later. Here's what separates a real inspection from a windshield survey.
Subtle Ventilation Problems
A roofer who doesn't understand building science will walk right past inadequate ventilation. They see shingles that look okay and call it good. But if your attic is running 20 degrees warmer than the outside air in winter, you're on track for ice dams, condensation, and premature shingle failure.
We check this every time. It's not optional. Your top-rated insulation contractor in Detroit work doesn't matter if the ventilation isn't balanced.
Early Hail Damage
Hail doesn't always punch holes in shingles. Often, it just bruises them—knocking off granules and cracking the asphalt mat underneath. You won't see it from the ground. Even from the roof, you might miss it unless you know what to look for.
We document hail damage with close-up photos showing the distinctive circular impact marks. This matters for insurance claims. If you don't document it within a year or two of the storm, your claim gets denied.
Ice Dam Risk Factors
Ice dams form when heat escapes through your ceiling, melts snow on the roof, and the meltwater refreezes at the cold eaves. The ice backs up under the shingles and leaks into your house.
An experienced inspector looks for the warning signs:
Insufficient attic insulation (most Michigan homes should have R-49 to R-60)
Recessed lights or bathroom fans venting into the attic instead of outside
Inadequate soffit or ridge ventilation
Ice and water barrier missing or improperly installed at the eaves
Fixing ice dams isn't about better shingles. It's about controlling heat loss and airflow. Most quick inspections miss this entirely.
Improper Previous Repairs
We see a lot of homes where someone tried to fix a leak with roofing tar, caulk, or a patch slapped over the problem. It might stop the leak temporarily, but it doesn't address the root cause—and it often makes the real repair harder and more expensive later.
A thorough inspection identifies these band-aid fixes and explains what actually needs to happen. Sometimes it's a $300 flashing repair instead of a $15,000 roof replacement. But you won't know unless someone looks carefully.
Michigan-Specific Inspection Points
Roofing in Southeast Michigan isn't the same as roofing in Texas or California. Our weather is brutal. Freeze-thaw cycles, lake-effect snow, summer storms with 60 mph winds, and humidity that swings from 30% in winter to 90% in summer—all of this beats the hell out of roofs.
A Michigan-focused inspection accounts for these conditions.
Freeze-Thaw Damage Indicators
Water gets into small cracks, freezes, expands, and makes the cracks bigger. This happens to shingles, flashing, and even the roof deck. An inspector should look for:
Shingle tabs that have lifted or cracked along the edges
Flashing that's pulled away from chimneys or walls
Granule accumulation in gutters (a sign shingles are breaking down faster than normal)
Ice Dam Vulnerability Assessment
If you've had ice dams before, you'll have them again unless the underlying problem gets fixed. The inspection should evaluate:
Attic insulation depth and coverage
Air sealing around ceiling penetrations (lights, fans, attic hatches)
Ventilation balance between intake and exhaust
Presence of ice and water barrier at eaves and valleys
This is where our work with insulation services in Southeast Michigan ties directly into roofing. You can't solve ice dams with shingles alone.
Wind Rating Compliance
Michigan building code requires shingles rated for 110 mph wind zones in most of Southeast Michigan. After a major storm, we check whether:
Shingles are properly sealed (6 nails per shingle, not 4)
Starter strip was installed along eaves and rakes
Edge metal is secure and properly fastened
A roof installed with shortcuts won't hold up in a windstorm. We see it every spring after the first big weather event.
When You Need a Roof Inspection
You don't need to inspect your roof every year. But there are specific situations where it's smart to have someone take a look.
After Major Storms
If a storm with high winds, hail, or heavy snow hit your area, get an inspection within a few weeks. Insurance claims have time limits, and damage gets harder to prove the longer you wait.
We do a lot of storm damage assessments in Sterling Heights, Clinton Township, and Shelby Township after severe weather moves through. Even if you don't see obvious damage, it's worth having a professional check.
Before Buying or Selling a Home
If you're buying a home in Grosse Pointe Farms or Bloomfield Hills, don't trust the seller's word that the roof is fine. Get your own inspection. A roof replacement can cost $12,000-$20,000, and that's a negotiating point if the inspection reveals problems.
If you're selling, a pre-listing inspection gives you time to make repairs on your terms instead of scrambling during negotiations. Realtors in Southeast Michigan know that a roof in good condition—with documentation—helps close deals faster.
Routine Maintenance Schedule
For most homes, a professional inspection every 3-5 years makes sense. It catches small problems before they become expensive ones. If your roof is over 15 years old, consider annual inspections—that's when failure rates start climbing.
When You Notice Warning Signs
Don't wait for a leak. Call for an inspection if you see:
Shingles in the yard or driveway after a storm
Granules washing out of downspouts
Dark streaks or stains on ceilings inside
Daylight visible through the roof deck from the attic
Curling, cracking, or missing shingles visible from the ground
Ice dams forming along the eaves in winter
What to Expect: The Inspection Process
Here's how a professional roof inspection actually works when you call NEXT Exteriors or another qualified contractor.
Scheduling and Access
The inspection takes 1-2 hours for most homes. You don't need to be home, but someone should be available to let the inspector into the attic if there's no exterior access.
We'll need clear access to the roof (no cars blocking the driveway where we set up ladders) and the attic hatch. If you have a finished attic or no access, we can still inspect from the exterior, but the interior view gives us better information about ventilation and structure.
Exterior Examination
The inspector walks the entire roof, checking every slope, valley, and penetration. We use a tablet or camera to document what we find—not just problems, but overall condition.
On steep or high roofs, we use proper safety equipment. If the roof is unsafe to walk (ice, extreme pitch, structural concerns), we use drones or binoculars for a visual assessment and note the limitation in the report.
Interior Attic Inspection
From inside the attic, we check for:
Water stains or active leaks
Insulation depth and coverage
Ventilation adequacy
Structural integrity of rafters and decking
Proper installation of roof penetrations (vents, chimneys)
This is where we find a lot of the problems that don't show up from the outside—moisture damage, mold, inadequate insulation, or ventilation issues that will cause ice dams.
Documentation and Reporting
A real inspection includes a written report with:
Photos: Labeled images showing specific issues and their locations
Condition assessment: Overall roof condition, estimated remaining lifespan, and any immediate concerns
Repair recommendations: What needs fixing now, what can wait, and what's just normal wear
Cost estimates: Ballpark pricing for recommended repairs (detailed quotes come later if you decide to move forward)
You should receive this report within a few days of the inspection. If a contractor just gives you a verbal summary and a sales pitch, that's not an inspection—it's a sales call.
Cost Reality: What Inspections Cost in Southeast Michigan
Here's the truth about roof inspection pricing in Metro Detroit.
Free Inspections
Most roofing contractors—including NEXT Exteriors—offer free inspections if you're considering repairs or replacement. This makes sense: we're already coming out to assess the work, and the inspection is part of developing an accurate quote.
Free inspections are thorough and honest when you're working with a reputable contractor. We're not trying to sell you a roof you don't need. Our reputation—built over 35 years and backed by an A+ BBB rating since 2006—depends on giving homeowners straight answers.
That said, "free" inspections from storm chasers or high-pressure sales companies often come with a catch: they're designed to push you toward an immediate sale, not give you objective information.
Paid Inspections
If you want a truly independent assessment—for a home purchase, insurance claim, or just peace of mind—you can hire a licensed home inspector or roofing consultant. Expect to pay $200-$400 for a detailed inspection with a written report.
This makes sense if you're buying a home and want an unbiased opinion, or if you're dealing with an insurance claim and need documentation that holds up with adjusters.
What You Get for Your Money
Whether the inspection is free or paid, here's what you should receive:
A comprehensive walk of the entire roof
Interior attic assessment
Photo documentation of any issues
Written report (or detailed verbal summary for free inspections)
Honest assessment of what needs fixing and what doesn't
If you're not getting that level of detail, you're not getting a real inspection.
Related Services: Beyond roofing, NEXT Exteriors also provides Detroit window experts for energy-efficient replacements and Southeast Michigan painting professionals using Sherwin-Williams products exclusively. A complete exterior inspection often reveals opportunities to improve your home's energy efficiency, curb appeal, and long-term durability across multiple systems.
Ready to Get Your Roof Inspected?
NEXT Exteriors has been protecting Michigan homes since 1988. Get a free, no-pressure roof inspection from a CertainTeed Master Shingle Applicator who'll give you straight answers—not a sales pitch.
Or call us: (844) 770-6398
Frequently Asked Questions
How long does a professional roof inspection take?
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A thorough roof inspection typically takes 1-2 hours for an average-sized home. This includes walking the entire roof surface, checking all flashing and penetrations, examining the attic interior, evaluating ventilation, and documenting findings with photos. Larger homes or complex roof designs may take longer. Quick 15-minute "inspections" from the ground aren't real inspections—they're sales calls.
Can I inspect my own roof, or do I need a professional?
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You can do a basic visual check from the ground using binoculars—look for missing or damaged shingles, sagging areas, or debris buildup. But a comprehensive inspection requires getting on the roof safely, knowing what to look for, and accessing the attic. Most homeowners miss subtle problems like early hail damage, improper flashing installation, or ventilation deficiencies. For insurance claims, home sales, or after storm damage, a professional inspection with documentation is essential.
How often should I have my roof inspected in Michigan?
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For most Michigan homes, a professional inspection every 3-5 years is sufficient for routine maintenance. If your roof is over 15 years old, annual inspections help catch problems before they become expensive. You should also get an inspection after major storms (high winds, hail, heavy snow), before buying or selling a home, and anytime you notice warning signs like missing shingles, granules in gutters, or interior water stains.
What's the difference between a free inspection and a paid inspection?
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Free inspections from reputable roofing contractors like NEXT Exteriors are thorough and honest—we're assessing the work needed to provide an accurate quote. Paid inspections ($200-$400) from independent home inspectors or roofing consultants offer a completely unbiased assessment with no sales motive. Paid inspections make sense for home purchases, insurance disputes, or when you want a second opinion. Both should include a comprehensive roof walk, attic examination, and documented findings.
Will a roof inspection tell me exactly how much life is left in my roof?
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An experienced inspector can give you a realistic estimate based on shingle condition, installation quality, and maintenance history. For example, architectural shingles typically last 25-30 years in Michigan, but poor ventilation, storm damage, or installation defects can cut that short. The inspection should tell you whether your roof is in good condition with years of life remaining, showing early signs of wear that need monitoring, or approaching failure and needing replacement soon. Exact timelines are estimates—roofs don't come with expiration dates.
What happens if the inspection finds problems?
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A good inspection report separates issues into categories: immediate repairs needed to prevent damage, maintenance items that can wait but should be addressed soon, and normal wear that's not a concern yet. You'll get cost estimates for recommended work. From there, you decide what to fix and when. Reputable contractors won't pressure you—we provide information so you can make an informed decision. Minor repairs like replacing a few shingles or fixing flashing might cost a few hundred dollars. Major issues might require a full replacement, but you'll know exactly what you're dealing with.
Do I need to be home during the roof inspection?
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You don't need to be home for the exterior portion of the inspection, but someone should be available to provide attic access if there's no exterior entry. The inspector will need to enter the attic to check for moisture damage, ventilation, insulation, and structural issues—this is a critical part of a complete inspection. If you want to be present to ask questions or see what the inspector finds, that's fine too. We're happy to walk you through our findings in person or provide a detailed report afterward.