A roof inspection is the cheapest roofing work you'll ever buy, and the most useful in a year when NOAA has an El Niño Advisory in effect (CPC, Oct. 8, 2026). NOAA notes that impacts are more likely but not guaranteed, so think of an inspection as insurance against uncertainty: whatever the winter brings, your roof is ready.
You don't need to climb a ladder to learn a lot. With binoculars, walk around the house and look for:
Inside, check ceilings for stains, especially near exterior walls, skylights, chimneys and bathroom vents. In the attic, look for water stains, damp insulation, or light coming through.
A thorough roofer's inspection typically looks at:
Ask for a written report with photos. A good report separates "fix now" from "monitor" from "plan for replacement."
Tree debris. If your home is under oaks, redwoods or eucalyptus, ask about valleys and gutters. Debris dams can force water under shingles. See our gutter cleaning guide.
Salt air. In Sausalito, Tiburon, Belvedere and Stinson Beach, ask about corrosion of fasteners and flashing.
Low-slope roofs. Eichlers in Terra Linda and Lucas Valley (San Rafael) and many mid-century homes have flat or low-slope roofs. Ask about ponding, drain function and membrane condition.
Solar panels. If you have solar, ask the roofer how they'll inspect around the mounts and whether any work would require removing panels.
Fire resistance. If you're in a wildfire-prone area, ask about Class A fire-rated options if replacement is on the horizon. FIRESafe MARIN has local guidance.
See how to choose a roofer and check a CSLB license.
If the roof has years left, focus on targeted leak repair: flashing, vent boots, sealant and damaged shingles. If it's near the end of its life, get multiple written bids for replacement and ask about timing. If you have to wait, ask about temporary measures to get through the winter.
File the inspection report and photos. They help if you sell your home, if you need to file a storm damage claim (they show the roof's prior condition), or if a leak shows up later and you need to show what was done. See our insurance claims guide.
Many homeowners schedule an inspection every year or two and after any major storm, and more often for older roofs or homes under heavy trees. A quick check after big wind events is smart.
If you don't know how old your roof is, a few clues help. Your purchase disclosures or home inspection report may say. Permit records at your city or town building department sometimes show when a reroof was permitted. A roofer can estimate age from material, wear and installation style. Knowing the age matters for planning: a roof near the end of its expected life may warrant budgeting for replacement soon, and some insurers ask about roof age. Write the year and any repairs in your home records so the information is ready when you need it, whether for insurance, a sale, or a future roofer.
In condo and townhome communities, roofs are often the HOA's responsibility. If you're an owner, ask the board when the roofs were last inspected and whether gutters and drains are cleaned before the rainy season. Report ceiling stains to management promptly and in writing, because a leak above one unit can affect neighbors too. Boards planning reserve spending may find a professional roof assessment helps them prioritize repairs and replacements across buildings.
Request an inspection and we'll connect you with an independent licensed Marin roofer. As always, verify their license on CSLB's site before work begins.
It depends on size and complexity; ask the roofer when scheduling.
Photos and a prioritized list: fix now, monitor, plan for replacement.
Yes—many problems like worn flashing aren't visible until a leak starts.
Check disclosures, home inspection reports, city or town permit records, or ask a roofer to estimate.
A quick visual check after major wind or rain events is smart; schedule a professional inspection if you see damage.
Roofs are dangerous, especially when wet or steep. Use binoculars from the ground and leave climbing to professionals.
This article is general information, not legal, insurance or medical advice. Sources are linked in the text.