Curious if anyone’s insurance actually requires more frequent checks? Mine just wants proof of “regular maintenance,” whatever that means...
That “regular maintenance” thing from insurance is so vague, right? I spent way too long reading the fine print on mine after buying my place last year. It didn’t give a set schedule either—just said you have to “demonstrate reasonable care.” I ended up calling my agent and he basically told me to keep receipts or notes if I pay for a pro, or even just jot down dates and what I looked for if I do it myself. No mention of twice a year or anything.
I’m with you on once a year being enough in most situations, but I started doing a mini-inspection every spring and fall, mainly because I’m paranoid about missing something small that turns big (and expensive). Here’s what’s worked for me so far:
1. **Spring:** After the worst of winter, I’ll walk around and check for curled or missing shingles, look at the gutters, and make sure nothing’s clogged. If there was a big storm or ice dam, I get out the ladder and look closer.
2. **Fall:** Same deal, but I focus on clearing out leaves and checking for any animal nests or weird growths under the eaves.
3. **After major storms:** Like you said, freeze-thaw cycles are brutal here. If we get hail or crazy wind, I’ll do a quick check again, just in case.
My roof’s only about 10 years old (asphalt, medium pitch), but there are a couple of old trees nearby. I’ve learned the hard way that one stray branch can tear things up fast. Once after a windstorm, I found a shingle half off, which probably saved me some water damage later.
I get why twice a year seems like overkill for newer roofs without much debris, but honestly, it takes me less than an hour each time and gives me peace of mind. Plus, if I ever need to file a claim, I’ve got a little log that shows I wasn’t just ignoring stuff.
One thing I wish someone had told me: take photos when you check. Even if nothing's wrong, it's an easy way to show “proof” if the insurance company ever asks questions. Just date them and stash them somewhere.
If your neighbor’s got a flat roof under maples, he’s probably smart to be up there often…flat roofs seem way fussier than pitched ones. For most folks here with pitched asphalt, once or twice a year plus post-storm checks seems about right. But yeah—“regular maintenance” really just means “don’t neglect it,” at least from what I can tell.
That’s basically what I do—just keep a running list in my phone of when I checked and what I noticed. My insurance never gave me a frequency either, just that “reasonable care” line. Once had a minor leak after a hailstorm and having those notes (plus a couple quick photos) definitely made the claim process easier. I’m not convinced more than twice a year is needed unless you’ve got trees right over the roof or it’s flat—those seem to need more babysitting.
I’ve got a green roof on my shop, so it’s a bit different—plants and drainage layers mean I’m up there every couple months anyway. After a big storm or heavy winds, I always do a quick check. Once found a clogged drain that could’ve been a real mess if I’d waited for the twice-a-year routine. For me, the extra walks are worth it, but I get that most folks with pitched roofs can get by with less frequent checks. Flat or planted roofs just seem to need more eyes on them.
I hear you on the green roof needing more attention. I’ve got a low-slope, not quite flat, membrane roof on my warehouse and honestly, twice a year just isn’t enough. Last winter, I skipped a fall check and paid for it—ice dammed up around a blocked scupper and water started seeping in around the edge. What’s worked for me: after any heavy weather, I just walk the perimeter and check drains, seams, and for pooling. Takes 15 minutes but has saved me some serious headaches. Pitched roofs are a different animal, but anything close to flat... yeah, you gotta keep an eye on it.
- Low-slope and flat roofs are always tricky—membrane systems especially. I see a lot of folks underestimate how fast debris can block a scupper or drain, especially after windstorms or heavy leaf fall.
- Twice a year is the bare minimum, but honestly, I recommend quarterly checks for commercial roofs, especially if you’ve got trees nearby or a lot of foot traffic up there.
- Quick visual inspections after storms are smart. I’ve seen small pooling spots turn into major leaks in just a couple weeks if left unchecked.
- One thing I notice gets missed: checking the flashing at penetrations (vents, HVAC units, skylights). Even if the membrane looks fine, those edges can start to lift or crack and let water in.
- Ice damming is a pain—sometimes it’s not just blocked drains but also insulation issues inside causing uneven melting. Ever checked your attic/ceiling insulation above the problem spots?
- Curious if you’ve tried any preventative treatments? Some clients use liquid-applied membranes over seams every couple years as extra insurance. Not always necessary, but it can help on older roofs.
- For anyone with green roofs: root barriers and drainage mats need a look too. I’ve seen roots sneak into seams and cause slow leaks that are tough to spot until it’s too late.
How old is your membrane? And do you have any kind of warranty or maintenance plan with the installer? Sometimes those require documented inspections to stay valid... which is easy to forget about until you need it.
