Most Chattanooga homeowners have never watched a roof inspection happen. They schedule one, the contractor shows up, goes up on the roof for 20–30 minutes, comes down and tells them what they found. The process feels like a black box.
Here's exactly what a thorough professional roof inspection looks like — from arrival to written report.
Before the Contractor Gets on the Roof
A good inspection starts before the ladder goes up. At TVE, we do a visual walk-around of the property first, looking for:
Ground-level indicators of roof condition:
- Granule deposits in gutters or around downspout discharge points (evidence of shingle wear)
- Gutter condition — pulling away from fascia, rusting, overflowing signs on the siding
- Fascia and soffit condition — rot, paint failure, and pest evidence are often visible from the ground
- Ridge line alignment — a sagging ridge suggests structural issues in the deck or rafters below
- Visible damaged or missing shingles
- Moss, algae, or lichen growth patterns (which sections are affected and how severely)
Interior attic check (if accessible):
- Daylight visible through the decking (a definitive indicator of a compromised roof)
- Active moisture staining on the decking boards or rafters
- Adequate ventilation — is there a proper balance of intake (soffit) and exhaust (ridge) ventilation?
- Insulation condition — was it disturbed or compressed by a past leak?
The attic check catches things the exterior can't tell you. We request access to the attic on every inspection we do.
On the Roof: What We're Checking
A thorough roof inspection has several distinct assessment areas:
Shingle Condition
Granule embedment: We look at representative shingle samples across different sections of the roof — south-facing (highest sun exposure), north-facing (highest moss/algae risk), and valleys where debris accumulates. We're looking at granule density and uniformity.
Sealing strip integrity: Architectural shingles have a factory-applied adhesive sealing strip that bonds to the shingle course above it, preventing wind lift. On older roofs or shingles that have been heat-stressed, this strip can fail. We check it by pressing on shingle tabs — if they lift freely without adhesive resistance, the sealing strip is gone.
Crack and tab damage: Impact damage from hail creates circular impact points where granules have been knocked away and the underlying asphalt is exposed. We document these systematically across multiple sections. Wind damage appears as fractured or missing tabs, lifted corners, and creased shingles.
Flashing Assessment
Flashing is the #1 source of roof leaks on homes with otherwise intact shingles. We inspect:
Chimney flashing: The most complex flashing detail on most homes. Proper chimney flashing includes step flashing up both sides, a cricket (saddle) on the upslope side for larger chimneys, and counter-flashing that integrates into the mortar joints. We check for lifted step flashing, failed sealant at the counter-flashing, and proper cricket installation.
Valley flashing: Roof valleys concentrate water flow. They should be flashed with metal (open valley) or a woven/cut shingle detail (closed valley). Failed valley flashing often allows water to migrate up under the adjacent shingles during heavy rain.
Pipe boot penetrations: Every plumbing vent stack penetrates the roof. The standard rubber boot that seals around these degrades over time — UV exposure cracks the rubber, and the seal fails. We check every penetration.
Skylight perimeter: Skylights are another common leak point. Proper flashing involves a curb-mounted or deck-mounted frame with step flashing and a saddle flashing on the upslope side.
Roof-to-wall intersections: Where a roof plane meets a wall (dormers, additions, attached garages), step flashing and a counterflashing or kickout detail must be properly integrated.
Ventilation Assessment
Inadequate roof ventilation is one of the most common and least-discussed problems in Chattanooga homes. Signs of ventilation problems:
- Excessive heat in the attic during summer (soft attic insulation backing discoloration, hot decking)
- Ice dam formation at the eave in winter
- Accelerated shingle aging on south-facing slopes
- Buckling or curling shingles on sections nearest the peak
Proper ventilation requires a balance of intake (typically at the soffit) and exhaust (at the ridge). We calculate the net free area requirements for your attic and compare them to what's installed.
Structural Assessment
From the roof surface, we assess:
Deck condition: We probe areas that look or feel soft. Soft spots indicate delamination of the plywood sheathing due to past moisture exposure. We document location and approximate extent.
Ridge and hip alignment: A straight ridge line indicates a structurally sound roof deck and framing. A visibly sagged or bowed ridge suggests a structural issue that goes beyond the roofing system.
Fascia and soffit: Visible from the roof edge, we check for rot, pest damage, and proper ventilation in the soffit panels.
What a Good Inspection Report Includes
At TVE, every inspection produces a written report that includes:
Overall assessment: Is the roof performing adequately, approaching end of life, or actively failing?
Shingle condition by section: Which slopes are in what condition, with estimated remaining life.
Specific deficiencies: Each item that needs attention, with a photo and description:
- "Valley flashing failure at north-east intersection — active leak path"
- "Pipe boot penetration at master bath vent — rubber cracked, sealing failed"
- "Chimney step flashing — mortar joints deteriorated, counter-flashing lifting at south corner"
Evidence of previous repairs: Caulk patches, replaced sections, visible re-flashing attempts.
Storm damage assessment: If hail or wind damage is present, documentation meeting insurance adjuster standards — including impact count per section and photographs of representative impacts.
Recommended scope: Repair, targeted replacement, or full replacement — with reasoning.
Cost range: Approximate cost range for the recommended scope. Not a binding quote — that requires a more detailed estimate for larger work.
Red Flags in Roof Inspection Reports
Watch for these in any inspection report:
Vague findings with no photos: "General shingle wear throughout" without specifics and supporting photos is not a useful assessment. A good inspection is specific.
Immediate replacement pressure on a new roof: If an inspector finds catastrophic damage on a 5-year-old roof with no storm history and no prior symptoms, get a second opinion.
No mention of flashing: A report that only addresses shingles and ignores flashing hasn't done a complete inspection.
No written report at all: Verbal-only assessments give you nothing to compare against other opinions or to document for insurance purposes.
TVE's Free 25-Point Roof Inspection
TVE offers a complimentary 25-point roof inspection for Chattanooga-area homeowners. The inspection covers all areas described above and produces a written report with findings and photos that you keep — regardless of whether you hire us for any subsequent work.
We inspect because informed homeowners make better decisions, and because we believe transparency is how you build a local reputation worth having.
Schedule your free inspection → or call 423-762-7728.
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