Did you know that the average American spends approximately three-quarters of their lives indoors?! That makes a reliable roof one of the most important protections for our safety, health, and comfort. Sadly, many homeowners overlook the importance of their roof and the protection it provides against the elements, and the devastation that can result when it’s neglected. The statistics show that the majority of leaking roofs and roof failures are preventable if only a 21-point inspection had been performed. Yet, many homeowners only pay attention when something goes wrong; by then, a small issue may have already become a costly repair or replacement.
Enter the 21-point inspection. Unlike a quick post-storm or an “every once in a while” look, a 21-point inspection is a thorough, systematic evaluation of every component of the entire roof system and the areas connected to it, conducted by a professional roofing company. With this proactive approach, professional roofing companies help homeowners catch small problems early, uncover what is hidden, and ensure you get the most life out of your roof. First, let’s learn what makes a 21-point roof inspection different.
What Makes a 21-Point Roof Inspection Different?
Home inspections are part of being a responsible homeowner, but many confuse a standard roof check with a true, professional 21-point inspection. With a quick glance up, a standard inspection may reveal:
- Missing shingles.
- Impact damage to the roof surface.
- Visible sagging.
These types of inspections are important and valuable for documenting sudden damage when an event occurs, but they rarely result in an evaluation of the entire system. While these “every-so-often” inspections are important, a 21-point inspection is intended to be preventive. They:
- Cover all major roofing components.
- Identify wear and tear before problems arise.
- Look at each part of the roof system and how they work together.
21-point roof inspections are designed for early detection, not crisis. Going beyond the surface, a 21-point roof inspection looks for hard-to-find problems, such as deteriorating flashing seals, poor attic ventilation, or granule loss. By verifying the roof’s structural integrity, adequate ventilation, and proper drainage, a 21-point inspection assures optimal performance and longevity. So, what exactly does a 21-point inspection look like?
The 21-Point Roof Inspection: What’s Checked and Why
A 21-point roof inspection in Traverse City involves a thorough evaluation of multiple roof components. Moving from the ground to a detailed roof walk, and ending with an interior evaluation of the attic, a 21-point inspection follows a sequence of comprehensive steps. This methodical and detailed approach assures nothing is missed, giving the inspector a “big picture” view. Below, we’ll break down what’s evaluated during each part of the inspection (ground-level, on-roof close-up, and the attic interior):
Ground-Level Inspection
A ground-level assessment includes both a distant and a close-up inspection. At a safe distance, professionals may use binoculars and sometimes drones to get an overall view of a roof’s condition. Ground-level inspections are beneficial for identifying large issues that may be hard to see once on the roof, as well as for locating areas of damage to avoid causing more damage once on the roof. During this first step of the inspection, the professional roofer checks for:
Roof Covering: Looking at the roof covering, such as shingles, tiles, or the membrane itself, a roofer will identify missing shingles, ones that are cracked or curling, blistering, and also look for granule loss.
- Why It Matters: The roof covering is the first line of defense against water; its condition impacts all other areas of the roof.
Ridge Caps and Vents: The ridge of the roof is where two roof slopes meet to form a horizontal peak. On the roof ridge, most homes will also have vents that impact ventilation, temperature, and moisture control within the home. Using binoculars or drones, roofers will look for wind damage, misalignment, and shingle conditions around these structures.
- Why It Matters: The ridge cap is an important part of the roof for protecting the roof ridge from wind-driven damage, and proper ventilation helps control temperatures and moisture, preventing temperature extremes and mold and mildew growth.
Chimney, Skylights, and Other Areas with Flashing: Flashing is a thin piece of metal installed around vulnerable areas of the roof, such as chimneys and skylights, to prevent water from entering. Roofers will look for any signs of penetration or other issues.
- Why It Matters: Flashing is a simple piece of metal, but its role in keeping water from entering the home is essential.
Gutter System: Although the gutter system is its “own thing,” it is directly connected to the roof, and the condition of one directly affects the other. Gutters, downspouts, and extensions will be inspected for sagging, overflow, rust, and proper drainage away from the foundation, among other things.
- Why It Matters: Gutter systems are essential for moving water off and away from your home, helping protect it against water damage.
Fascia and Soffit: The fascia is connected directly to the eaves of the home, providing a point of attachment for gutters. The soffit is located just behind the gutters. These areas along the roof edge are inspected for visible rot and pest entry.
- Why It Matters: These two components of the roof are vital for supporting the gutter system and providing adequate airflow in the home. Located at the roofline, they also make an easy access point for pests if damaged.
Organic Growth: Inspectors will look for signs of organic growth on the exterior roof surface, such as moss, algae, or lichen.
- Why It Matters: Organic growth on the roof indicates moisture problems that can affect indoor air quality and lead to premature deterioration of the roofing material.
Roof-to-Wall Transitions: The point where the roof meets a wall is a critical juncture, especially when it comes to water. Roofers will look for proper alignment and the presence of kickout flashing (a small piece of metal that “kicks” water into the gutters rather than letting it run down the walls of a home).
- Why It Matters: Proper alignment and the presence of kickout flashing at roof-to-wall transitions ensure proper water movement and prevent damage from water running down the sides of the home, pooling at the foundation, and eroding the underlying landscape.
On-Roof, Close-Up Inspection
Once the roofer has an idea of the roof’s general condition, they will safely climb onto the roof for a close-up inspection. Allowing for a tactile evaluation of every surface and component on the roof, this part of the 21-point roof inspection is where the most subtle damage gets discovered. During the roof walk, the following components will be assessed in detail:
Roof Valleys: Roof valleys form at the bottom of two intersecting slopes. Valleys will be inspected for debris collection, cracking or separation, and wear and tear.
- Why It Matters: The roof valleys channel the greatest amount of water from the roof, making it prone to leaking; ensuring that the water exits properly from these areas is essential.
Flashing: Again, from an up-close perspective, flashing is inspected.
- Why It Matters: Getting a closer look at flashing areas allows roofers to identify gaps, improper overlap, rust, or sealant failure.
Plumbing Vents/Roof Boots: Plumbing vents, pipe flashings, and roof boots are inspected for cracking, lifting, and other signs of deterioration, as well as compromised seals around pipes exiting the roof.
- Why It Matters: The point at which these pipes and vents exit the roof is the ideal location for a leak if not properly sealed.
Soft Spots: Less visible, soft spots can be identified with an on-roof inspection by looking for low spots and feeling for sponginess. In some cases, moisture meters or thermal imaging can be implemented.
- Why It Matters: Soft spots on the roof suggest water penetration of the roof and the underlying materials. If left unaddressed, soft spots lead to severe damage to the integrity of the whole structure.
All Roof Penetrations: Skylights, solar tubes, and any other components that penetrate the roof must be checked for proper sealing.
- Why It Matters: Roof penetrations are at higher risk of leaking, with chimneys among the most common sources of roof leaks.
Gutter System: The relationship between gutters and roofs is close, making an in-depth gutter inspection one of the most important components of a 21-point roof inspection. From the roof, inspectors can look for damage, blockages, secure attachment, and proper alignment. Gutter troughs, downspouts, and gutter guards are included.
- Why It Matters: Gutters must function properly to prevent water from damaging the roof and other important structures that protect the home from water.
Drip Edge and Fascia: From the roof, the fascia and drip edge are closely inspected for wood rot, loose sections, and water intrusion points.
- Why It Matters: To prevent water-related damage, roofers need to ensure that water runs from the drip edge into the gutters so it does not soak into the fascia or run down the exterior of the home.
Fasteners: A proper inspection will look at all the fasteners, making sure there are no exposed, rusted, or loose nails or screws.
- Why it Matters: Exposed, loose, or old fasteners increase the chances of wind damage on the roof.
Organic Growth: Again, from a closer perspective, roofers will look for moss or algae growth underneath the shingles, which they would not have been able to identify from the ground.
- Why It Matters: Organic growth suggests trapped moisture, which can cause extensive damage.
Interior (Attic) Inspection
Once the exterior structures have been evaluated, the final step in a 21-point roof inspection is a look in the attic. This can be the most revealing part of the inspection, as it shows how deeply water has penetrated the home. It is in the attic where “invisible” problems are exposed. In the attic, an inspector will look at:
Ventilation Systems: Assessments will be made of the balance between intake and exhaust vents, and for any airflow restrictions.
- Why It Matters: Without the proper balance of airflow, moisture can become trapped in the home, affecting indoor temperature and humidity.
Soffit and Eaves: From inside the attic, soffit and eave vents can be inspected for any blockages or damage that may be contributing to poor airflow or allowing pests to enter.
- Why It Matters: Without adequate airflow through the soffit and eave vents, air becomes trapped, increasing heat and moisture levels that can damage the integrity of the roof and the home. And pests, do we really need to say more?!
Roof Decking: The roof decking is the interior framing of the roof. From inside the attic, roofers can visibly inspect the decking for soft spots, water stains, or rot.
- Why It Matters: The roof decking provides strength and durability for the rest of the roofing materials; if it is compromised, the entire roof is compromised.
Rafters and Trusses: The rafters and trusses also provide structural support for the roof and are inspected for cracks, sagging, and signs of overload.
- Why It Matters: Rafters and trusses provide most of the structural support of the roofing system by evenly distributing weight. When they are damaged, the integrity of your roof (and your entire home) is compromised.
Insulation: Insulation in the attic is examined for wet spots, compression, discoloration, and contamination from mold or pests.
- Why It Matters: Adequate, well-maintained insulation is the number one way to keep your home warm when it’s cold and cool when it’s hot. Insulation greatly impacts energy efficiency.
Once all three stages of the 21-point inspection are complete, a professional will provide homeowners with a detailed report, including photos, recommendations, and cost estimates. With a clear understanding of their specific roof problems, homeowners can take actionable steps to protect their homes from the consequences of a poor roof.
The Value of a 21-Point Inspection
More than looking for problems, a 21-point roof inspection is about knowing the condition of your entire roofing system. It is a detailed, comprehensive inspection performed by local professionals who understand the challenges we face in Michigan. Going beyond the basics, a 21-point inspection offers you a clear picture of your roof’s overall health, uncovering issues that might otherwise go unnoticed. It doesn’t matter if you have a new roof or one nearing the end of its life; scheduling a 21-point roof inspection at least once a year (two times is even better) is the best way to save stress and money by avoiding the consequences of a roof in poor condition. In the end, taking the initiative to schedule a 21-point inspection is much more than preserving your roof; it’s about protecting what’s underneath it.