How roof inspections work

"Roof inspection" can mean five different things. Each person who looks at your roof is answering a different question for a different client. Knowing who is on the ladder, and who they work for, tells you how much weight to give what they say.

The inspections at a glance

The roofer's free storm inspection

After a hailstorm, many roofers offer a free inspection. No industry standard defines what that covers. It's an estimating visit, so one company may walk every slope and photograph every hit while another glances from the gutter line.

That doesn't make it worthless. A careful roofer can tell you whether a claim is worth filing. Ask what they checked, ask for dated photos, and remember they have a stake in the answer. Before you sign anything, read how to hire a roofer.

The home inspector

A home inspection during a sale covers the roof as one item among dozens. The two big trade groups set the scope differently.

• InterNACHI: the inspector must look at roof coverings, gutters, downspouts, flashing and penetrations, but may do it from the ground or the eaves. They aren't required to walk the roof, predict remaining life, or certify it.
• ASHI: the inspector must inspect the roofing and describe how they did it. General limits excuse them from anything dangerous or likely to cause damage, so walking the roof is their call.

A home inspector can flag a problem, but a "roof looks fine from the ground" note isn't a hail assessment. If the roof matters to your purchase, a separate roof inspection is reasonable.

The insurance adjuster

The adjuster works for your insurance company. Their job is to inspect the damage and decide what your policy owes. They are not your advocate, though most are professionals doing an honest count. The Colorado Division of Insurance's homeowner toolkit explains the role and your rights during a claim; see our insurance guide too.

Test squares

On a hail claim, adjusters commonly mark a 10 by 10 foot square (100 square feet) on each slope, usually where damage looks worst. They count strikes inside it that meet their definition of functional damage, meaning damage that hurts the roof's ability to shed water or shortens its life.

How many hits trigger replacement is up to the insurer. InterNACHI calls eight hits a common number. That's a practice, not a law or code.

The method has critics. A May 2026 statistical critique pointed out that one square is only a sample. Zero hits in one square doesn't prove the slope is undamaged, and where the square goes can bias the result. If a square lands somewhere odd, it's fair to ask why.

Hail damage vs. blistering and defects

Not every pit in a shingle is hail. Telling them apart is a big part of an inspection.

• Hail leaves random dents or pits with freshly exposed asphalt or mat. Hits cluster on the slopes facing the storm and usually show up with dents in metal nearby. A strike can also fracture the shingle while the granules stay put.
• Blisters are a manufacturing-related condition. They appear on every slope, including sheltered ones, and leave small craters when they pop.
• Foot traffic scuffs can look like either.

Inspectors use low-angle light to read the surface. For more on what to look for yourself, see reading your roof.

Collateral damage

Adjusters check the rest of the property to confirm a storm's size and direction. Dents in AC condenser fins can roughly match stone size. Window-well covers and electrical panels show which way hail came from. Gutters and downspouts dent smaller than the stone, and hail doesn't crease or scratch metal, so creases point to another cause. Siding, trim, screens and windows may show cracks, dents or spatter marks.

Re-inspection with your roofer present

If your roofer finds damage the first estimate missed, or you dispute the estimate, the insurer may send someone back. On a re-inspection, the roofer and adjuster walk the roof together and work through the line items. This is often where supplements get settled.

Colorado law lets a roofer with a valid contract discuss repair scope with your insurer. The roofer can't act as, or claim to be, a public adjuster.

Engineer inspections

On larger or disputed claims, insurers sometimes hire forensic engineering firms. Haag Engineering is one well-known example. The engineer determines cause and extent of damage, such as hail, wind or a construction defect, and whether the roof can be repaired. Ask for a copy of the report if one is written about your home.

Drones, satellite and aerial reports

Drones let an inspector photograph a steep or fragile roof without walking it. Anyone flying a drone commercially needs an FAA Part 107 Remote Pilot Certificate and a registered drone, flown under 400 feet and within line of sight. It's fair to ask a roofer if their pilot is certified.

Aerial measurement reports from vendors such as EagleView are used by roofers and insurers to measure a roof's size and pitch. They're good for measurements. Neither a drone photo nor a satellite image can feel a soft spot or see under a shingle tab, so they don't replace a hands-on look when damage is in question.

Roof certifications for home sales

Some buyers, sellers or lenders ask for a roof certification. Generally, a roofing professional inspects, the needed repairs get done, and they issue a document stating the roof's condition and expected remaining life. Terms usually run two to five years.

A certification is a professional opinion, not a guarantee, unless it's sold with a leak warranty. We didn't find a Colorado statute or state agency rule defining or requiring one, as of October 2026. Ask exactly what a given certificate promises and who stands behind it.

Before, during and after an inspection

Before

• Take your own dated photos from the ground, including gutters, downspouts, AC unit and window screens. Our post-storm walk-around covers what to shoot.
• Note the storm date and any leaks or ceiling stains.
• Find your policy and check your wind/hail deductible.
• Clear access to the attic and the side yards. Secure pets.

During

• Be home if you can. Ask who the inspector works for and what they're checking.
• Ask where test squares are placed and how hits are counted.
• Ask to see or receive the photos.
• Don't sign a contract or authorization on the spot.

After

• Get the written result: an estimate, report or denial with the reason and policy language.
• Compare it to your own photos and any roofer's findings.
• If something was missed, ask for a re-inspection. The claim FAQ walks through supplements and appeals.

Common questions

Is a free roof inspection from a roofer worth it?

It can be useful, but it's an estimating visit, not a standardized inspection. No standard defines what it covers, so ask what the roofer will check and get photos of anything they report.

Do home inspectors get on the roof?

Not always. InterNACHI's standards let inspectors look from the ground or the eaves, and ASHI's leave walking the roof to the inspector's judgment when it would be unsafe or could cause damage.

How many hail hits does an adjuster need to approve a roof?

There's no single rule. Thresholds vary by insurer, and InterNACHI describes about eight hits in a 10 by 10 foot test square as a common number. Read your policy and ask the adjuster how they're counting.

Should my roofer be there when the adjuster comes?

Many homeowners find it helpful, especially on a re-inspection, so the two can compare findings on the roof. In Colorado your roofer can discuss repair scope under a valid contract but can't act as your public adjuster. See insurance.

What is a roof certification for a home sale?

It's a roofing professional's written opinion of the roof's condition and remaining life, usually after any needed repairs. It isn't a guarantee unless it comes with a leak warranty, and we didn't verify any Colorado-specific rule for one.