Spring and fall are my go-tos for checking our roof, but honestly, I probably spend more time up there than most folks would want to. I learned the hard way after a small leak behind our HVAC curb turned into a mess last year. It started as a tiny drip—barely noticeable—and by the time I caught it, there was insulation that needed replacing and a bit of drywall repair. Not fun, especially when you’re trying to run a business out of the same building.
I’m in central Illinois, so we get the whole weather rollercoaster—hail, snow, crazy winds. I keep a close eye on the seams and any spots where stuff’s been patched before. It’s wild how fast those little things can turn into big headaches, especially with all the freeze-thaw cycles.
I get that not everyone loves ladders, but even just walking the perimeter and looking for popped fasteners or loose flashing can save a ton of hassle. Insurance did go a lot smoother when I could show all my inspection notes and photos, too. Definitely worth the extra 20 minutes twice a year.
- Twice a year checks are solid, but I’m always a bit skeptical that’s enough with the weather swings we get (I’m in northern Indiana, so similar deal).
- Had a flat roof on one property—seams and drains were constant trouble spots. Even after patching, stuff would pop up after a rough winter.
- I keep a log with photos too, but sometimes insurance still drags their feet. Guess it helps, but it’s not magic.
- Quick walk-arounds after big storms have caught things I’d miss otherwise. Not saying you need to climb up every time, but I wouldn’t trust just the spring/fall routine if there’s been hail or high winds.
- Not a fan of ladders either, but ignoring it always costs more in the end... learned that the hard way.
Twice a year is the “official” answer, but honestly, with Midwest weather, that’s just the bare minimum. I’ve seen roofs that looked fine in October and then by March, after a couple freeze-thaw cycles and a windstorm or two, suddenly you’ve got seams opening up or ponding where there wasn’t any before. Flat roofs are especially notorious for hiding problems until it’s too late—seams and drains love to play hide and seek with leaks.
I’m with you on the insurance log. It’s better than nothing, but sometimes it feels like you need a full-blown documentary before they’ll move. Still, photos have saved my clients’ bacon more than once.
Quick walk-arounds after storms are underrated. You don’t need to get up there every time, but even just looking for debris, pooling water, or anything out of place can catch stuff before it turns into a bigger headache. I get the ladder thing—nobody wants to be that person who ends up on YouTube for the wrong reasons—but ignoring it is always pricier in the long run. Learned that lesson after a “minor” drip turned into a full ceiling replacement.