Roof Inspection Checklist

Pull prior inspection reports, warranty documents, and any open work orders tied to the roof from AppFolio, Buildium, or Yardi. Note the install date — most asphalt shingle roofs are 20-25 year systems and TPO/EPDM commercial roofs are 15-20. Roofs past two-thirds of warranted life get a closer look.

If a third-party roofer is performing the inspection, verify their general liability and workers comp certificate names the property as additional insured and has not lapsed. A lapsed COI on a vendor working at height leaves the manager personally exposed.

Look for missing, lifted, curled, or cracked shingles on pitched roofs; blisters, punctures, or seam separation on TPO/EPDM. Granule loss in the gutters is an early indicator of asphalt shingle wear before visible damage appears.

Flashing failure around chimneys, plumbing vents, HVAC curbs, and roof-to-wall transitions is the single most common source of leaks. Capture dated photos for the property file — these become the baseline if a tenant later reports water damage.

Look for daylight through the decking, sagging rafters, dark staining, or soft spots indicating rot. Check insulation for compression or moisture — wet insulation is a warranty-of-habitability issue if it sits above an occupied unit.

Check chimney crowns for cracks, mortar joints for spalling, and vent boots for UV-degraded rubber. Cracked vent boots around plumbing stacks are a top-three leak source on roofs older than 10 years.

Pull leaf litter, granule sediment, and nesting debris from gutters and roof drains. On flat commercial roofs, blocked scuppers cause ponding that voids most TPO/EPDM warranties after 48 hours of standing water.

Downspouts should discharge at least 4-6 feet from the foundation, ideally onto splash blocks or into a buried drain line. Foundation moisture from misdirected downspouts is the most common cause of basement seepage complaints.

Permanent access ladders, fall-arrest anchors, and rooftop guardrails are subject to OSHA 1910.28 if vendors regularly work at height. Loose anchors or corroded guardrails are a write-up at the next OSHA visit and a liability exposure on every vendor visit until repaired.

Check HVAC curbs for membrane separation, condensate line discharge for staining, and equipment anchoring for loose bolts. Note any units due for service so the maintenance lead can bundle the work order.

Assemble photos, notes, and any vendor estimates into a single PDF tied to the property file in AppFolio or Buildium. Reports should distinguish repair items (deductible immediately) from capital improvements (depreciated) so owner statements classify costs correctly at year-end.