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.

Most state landlord-tenant acts require 24-48 hours written notice before non-emergency entry, even when the work is on the roof and not inside units. Send the notice through your PM software's messaging so the timestamp is logged.

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.

North-facing slopes and shaded areas accumulate moss that lifts shingles and traps moisture. Note locations for a separate soft-wash treatment work order; do not pressure-wash asphalt shingles — it strips granules and voids most manufacturer warranties.

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.

Active leak evidence escalates this from a routine inspection to an urgent repair. Capture the unit number affected, the ceiling/wall area, and whether a tenant has reported it — habitability complaints have statutory response windows.

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.

On low-slope roofs, look for stained or discolored areas indicating recurring ponding. Mark locations on the roof diagram so the next inspection can confirm whether the condition is worsening.

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.

Open an emergency work order with a roofer who has a current COI; confirm tarping or temporary patching within 24 hours. If the leak is over an occupied unit, log the tenant notification timestamp — most state habitability statutes require a response within 3-7 days.

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.

The maintenance supervisor signs off and routes urgent items to the property manager for owner approval. Cosmetic items go on the next capex planning cycle; structural and leak items go to immediate dispatch.