If you're a commercial property owner or facility manager, you've likely heard the advice: “Get your roof inspected regularly.” But what does that actually mean? Is every inspection the same? And how do you know you’re getting a thorough evaluation or just a quick walk across the rooftop?
The reality is that not all commercial roof inspections are created equal. They vary widely depending on who’s conducting the inspection, why it’s being done, the type of roof you have and what the deliverables are. Let’s unpack the key differences and what you should expect from a comprehensive inspection.
Just like commercial roofs themselves, inspections come in different shapes and sizes. Here are the most common types you’ll encounter:
These are the standard walk-throughs done once or twice a year, typically in the spring and fall, to assess the overall condition of the roof. Inspectors will look for:
This is your basic preventive maintenance check and it’s essential for spotting early warning signs before they turn into costly repairs.
After a major storm involving hail, high winds or heavy snow, your roof could suffer unseen damage. A post-event inspection zeroes in on punctures, membrane tears, clogged drains or other issues caused by extreme weather. These inspections are often time-sensitive and critical for insurance documentation.
Going beyond a visual inspection, a roof survey includes:
Surveys are typically performed when a building owner is considering a major repair, retrofit or complete replacement. They provide a technical foundation for planning and budgeting.
These are often required by the manufacturer to keep your warranty valid. They ensure that the roofing system was installed correctly and is performing to specification. Sometimes a manufacturer's rep or a certified contractor will conduct this inspection.
When neutrality is required for real estate transactions, dispute resolution or insurance claims, a third-party consultant can provide an unbiased evaluation. These are especially valuable when there’s uncertainty about the integrity of a previous repair or assessment.
Understanding the different types of inspections is one thing, but let’s dive into the factors that cause them to vary so much in practice:
Different roofing systems require different inspection protocols. For example:
A good inspector tailors their approach to your specific system—not a one-size-fits-all checklist.
A 20-year-old roof nearing the end of its life cycle will demand a more in-depth inspection (and often a moisture survey) compared to a recently installed system. Inspectors should adjust their depth of analysis accordingly.
Is it just preventive maintenance? Insurance verification? A presale condition check? The “why” behind the inspection shapes the scope and thoroughness.
Some inspections come with nothing more than a checklist and a few photos. Others include:
Knowing what kind of report you’ll receive and how actionable it is matters greatly.
At Roberts Roofing, we advocate for biannual inspections, ideally in the spring and fall, to align with seasonal transitions and prevent compounding issues. Our standard inspection includes:
For more complex needs, we also provide detailed surveys that incorporate technical assessments for budgeting and planning capital improvements.
Failing to get the right kind of inspection—or worse, skipping them altogether—can lead to:
In contrast, a well-documented inspection history builds trust, especially during property transactions or budget reviews.
Before scheduling a roof inspection, ask:
These questions help ensure you're not just checking a box—but actively protecting your investment.
At Roberts Roofing, we don’t believe in cookie-cutter inspections. Whether you're looking for a routine evaluation or a technical roof survey, our expert team will tailor the process to your specific needs, roof type and long-term goals.
Contact Roberts Roofing online or call us at 440-638-5973 to get started with an inspection.