Inspecting a roof properly means three inspections. A routine inspection checks the roof surface, flashing, vents, pipe jacks, gutters and attic for leaks, storm damage and wear, with photos. During a replacement, the building department does a mid-roof inspection only on some roofs (in the Pikes Peak region, tile needs a dry-in inspection; typical asphalt does not) and a final inspection on all of them. Then you take your own final look at the finished roof. Here is what each one should cover.
1. The routine inspection
Most leaks start small, at a pipe boot, a flashing joint or a lifted shingle, and an inspection catches them before they show on a ceiling. A good inspector:
- Starts safe. A ladder set at the right angle, tied off and extended above the edge. Our roof safety guide has the rules.
- Identifies the roof. Shingle type and thickness (a luxury shingle is much thicker than a standard architectural one), the underlayment used, and whether drip edge was installed. On an insurance claim, items that are required by code today but were missing on the old roof can belong in the scope.
- Checks underlayment. Older roofs often used 15 lb felt, which breaks down over time; most roofs today get synthetic underlayment, which sheds water and resists tearing.
- Checks every penetration. Pipe jacks, vents, skylights and chimneys are where seals fail first.
- Checks the attic. Stains, damp insulation, daylight and frost tell what the surface hides.
Flat and low-slope commercial roofs add moisture checks and core cuts; see what a commercial roof inspection covers.
How hail is counted
After a storm, inspectors chalk out a 10 by 10 foot test square on each slope and count the hail hits inside it. Insurers do not all use the same threshold, so the count is reported per slope with photos. The size of the marks also shows how big the hail was. Before you file, understand the difference between functional damage, which reduces water-shedding or service life, and cosmetic damage. Our step-by-step guide to how a roofer inspects for hail goes deeper.
2. Inspections during the job
| Jurisdiction | Typical asphalt reroof | Tile | Who schedules |
|---|---|---|---|
| Pikes Peak Regional Building Department (Colorado Springs, El Paso County) | No mid-roof; final inspection | Dry-in inspection after underlayment, battens and flashing, before tile is stocked | The contractor who pulled the permit |
| City and County of Denver | Mid-roof only if needed; final required | Mid-roof required, before more than 30 percent of the tile is installed | The permit holder, online |
Other cities set their own rules, so ask your roofer which inspections your permit needs. In the Pikes Peak region, reroof inspections are not done same day or next day because of volume, so the final can follow the install by several days.
3. Your final look at the new roof
- Shingles lie flat. Raised tabs can mean under-driven nails. A slight wave on a brand-new roof is normal until warm weather seals it.
- Starter at the eaves and rakes. Starter shingles seal the edges; the first course should not overhang loosely.
- Drip edge at every eave and rake. PPRBD’s guidelines require it on shingle roofs.
- Rakes nailed tight. Starter and shingles at the rake edge should be fastened, not flapping.
- Clean site. No nails in the driveway or lawn.
If something looks wrong, call the contractor and ask them to fix it before the final payment. For what the whole job feels like from the homeowner’s side, read a roof replacement from two perspectives. How old is your roof? See how long a roof should last. Own a flat roof? See commercial roof repair. Need permit or license lookups? See Colorado Springs roofing resources.
Book an inspection
Integrity Roofing and Painting has been roofing Colorado Springs since we opened our Monument office in 2009, and the family business dates to 1990. We are veteran-owned, an Owens Corning Platinum Preferred contractor, and have 650+ Google reviews. Call (719) 488-2800 or book a free Colorado Springs roof inspection; we reply the same business day.
Sources: Pikes Peak Regional Building Department, Reroofing Guidelines (rev. 03/05/2024) and Hail and Disaster Information; City and County of Denver, Roofing Guide and Checklist (updated 4/11/2024).
Photos From Our Projects
