A roof inspection report is the written record of what a roofing professional found when they examined your roof. Done properly, it documents every component's condition, backs claims up with photos, and tells you exactly what needs to happen next — in plain language. Here is what a complete report should contain, and how to read one when it lands in your inbox.
What Goes Into a Complete Roof Inspection Report
A thorough inspection report follows a consistent structure regardless of who prepares it. The National Roofing Contractors Association recommends that professional inspection documentation cover five areas: property information, scope of inspection, component-by-component findings, photo documentation, and recommended actions. Here is what each section should show.
Property and scope information. The first page should record the property address, inspection date, inspector name and credentials, weather conditions at time of inspection, and whether the inspector physically accessed the roof or used aerial/drone methods. It should also note the approximate age and type of roofing system being inspected. This context matters when comparing reports over time or presenting findings to an insurer.
Component-by-component condition ratings. This is the core of the report. Each major component gets its own section with a condition rating — typically Good, Fair, or Poor, or a numeric scale. The components that must appear:
- Field shingles — granule retention, cracking, blistering, cupping, missing tabs
- Ridge and hip — alignment, sealant integrity, fastener exposure
- Flashing — step flashing at walls, chimney saddle and counter flashing, valley metal, pipe boot seals
- Gutters and downspouts — pitch, fastener condition, granule accumulation at downspout discharge (a useful proxy for shingle wear)
- Fascia and soffit — rot, paint failure, pest intrusion points
- Attic ventilation — intake/exhaust ratio, any sign of moisture or staining on the underside of decking
- Roof decking — sponginess, delamination, visible penetrations (this may require attic access or infrared scanning)
- Penetrations and skylights — boot condition, curb flashing, glazing seals
Hail-specific reports add a separate section: impact pattern (density of hits per square), dent size and shape (round vs. angular), granule displacement pattern, and a comparison against the storm data for the event date. The Insurance Institute for Business and Home Safety publishes technical guidance on evaluating hail impact patterns that insurers and attorneys use as a standard reference.
Photo documentation. Photos without location context are nearly useless. Each photo in a professional report should be labeled with what it shows and where on the roof it was taken — ideally keyed to a simple roof diagram or compass orientation (north slope, south slope, east chimney, etc.). Close-ups of damage should be paired with a wide shot so the reviewer can orient themselves. If hail is the issue, the report should include a measurement photo showing the dent diameter next to a ruler or coin.
Summary of findings and recommended actions. The last section translates the technical findings into decisions. A good report distinguishes between:
- Immediate action required — active leak, structural compromise, or failure imminent
- Repair recommended within 6–12 months — deterioration that will worsen if left unaddressed
- Monitor at next inspection — early-stage wear that is within normal range but worth tracking
- No action needed — components in good condition
This section should also state explicitly whether the inspector believes the damage was caused by a specific event (storm, impact, installation error) or is attributable to age and wear. That distinction is what insurers need to determine claim eligibility.
How Insurance Adjusters and Homeowners Use the Report Differently
An insurance adjuster reads an inspection report looking for two things: whether damage is consistent with a specific storm event, and whether the scope of damage exceeds the policy deductible. Colorado hail deductibles are typically set at 1–2% of dwelling coverage — so a home insured for $400,000 carries a deductible in the $4,000–$8,000 range before the policy pays. The report needs to document enough damage to clear that threshold.
A homeowner reading the same report should pay attention to different things: the urgency level on each finding, whether any items void the roof's remaining warranty, and what the logical repair or replacement sequence looks like. If the report flags both shingle failure and flashing failure, understanding which one is causing the active leak is more immediately useful than the total replacement cost.
In hail-prone regions like El Paso County — which consistently ranks among the top counties in the US for hail-related insurance claims — having a dated, professionally prepared inspection report on file before a storm season is genuinely useful. Colorado Springs typically sees 7–10 severe hail days per year, with June historically the most damaging month. A pre-storm baseline report makes it dramatically easier to prove what changed after a specific event.
How to Read a Report When You Get One
A few practical things to look for when a contractor hands you a report:
Check the date and weather conditions. An inspection done during rain or from ground level only has limited value for a claim.
Look at the photos before reading the text. You will often be able to orient yourself to the problem areas before the written description tells you what you are looking at.
Find the age and estimated remaining life statements. A 20-year-old architectural shingle roof with 3–5 years of estimated remaining life is a very different situation than a 10-year-old roof with the same current condition rating.
Ask about anything labeled "monitor." That category often contains items that could escalate. Ask the inspector under what conditions a "monitor" item becomes a "repair" item, and what interval makes sense for the next inspection.
Verify the report is signed. A report without an inspector name, company, and contact information has limited value for insurance or legal purposes. If you need to supplement a claim or go to appraisal, you will want a preparer who can be reached and can stand behind their findings.
If you have had a recent storm and want a written inspection report that documents current conditions, schedule a free roof inspection with L&N Construction. We prepare written reports with photos, component ratings, and a plain-language summary — including hail damage documentation if a storm event is involved. Reach us at (719) 355-0648 or review what the hail damage inspection process and insurance claims process look like before your appointment.
Frequently Asked Questions
What sections does a professional roof inspection report include?
A complete report covers property and scope information, a condition rating for each roof system component (shingles, flashing, gutters, ventilation, decking), photo documentation with locations noted, a summary of findings, and recommended actions with urgency levels. Some reports also include a moisture scan section if infrared or probe testing was performed.
How does an insurance adjuster use a roof inspection report?
An adjuster uses the report to verify that claimed damage is consistent with a specific storm event, confirm the scope of affected areas, and determine whether damage rises above the policy deductible. A detailed contractor-prepared report with timestamped photos and condition ratings before and after a storm strengthens a valid claim significantly.
What is a condition rating and how is it assigned?
A condition rating grades each roof component on a scale — typically Good, Fair, Poor, or a numerical 1–5 scale. Inspectors assess granule loss, cracking, cupping, flashing integrity, sealant condition, and penetration details. The rating reflects both current condition and estimated remaining service life for that component.
How long after a hailstorm should I get an inspection report done?
As soon as possible — ideally within days of the storm. Colorado homeowners generally have up to one year from the date of loss to report to their insurer, but waiting too long makes it harder to tie damage to a specific event. A dated inspection report taken close to the storm is one of the strongest pieces of documentation you can have.
Do I need my own inspection report if the insurance company sends an adjuster?
Yes, it is worth having an independent contractor-prepared report. Adjusters work for the insurer and their scope may miss items a roofing professional would catch. A detailed contractor report documents items that supplement or dispute the adjuster's findings, and it becomes part of the claim file if you supplement or go to appraisal.