I get where you’re coming from—walkarounds feel like enough until something sneaks up on you. I’ve seen roofs that looked fine from the outside, but once we got a pro up there, they found cracked seals around skylights and a bit of rot under some old HVAC curbs. I try to schedule a full inspection every year, especially after a rough winter or big storm. It’s not always cheap, but catching stuff early has saved me way more in repairs down the line.
- Walkarounds are fine for catching obvious stuff, but honestly, they miss a lot.
- I’ve seen plenty of “good” roofs where the real problems were hiding under the surface—especially around penetrations like skylights, vents, or old equipment curbs.
- Annual inspections are smart, but I’d argue twice a year is better if you’re in a spot with wild weather swings. Spring and fall, before and after the worst of it.
- After a big storm? Even if you don’t see damage from the ground, it’s worth getting someone up there. Hail and wind can mess things up in ways you won’t spot until water’s already inside.
- Not gonna lie, inspections aren’t cheap, but neither is replacing rotten decking or dealing with mold because a leak went unnoticed for months.
- I’ve had clients try to save money by skipping inspections, only to get hit with a five-figure repair bill later.
- If you’ve got a flat roof, especially with old HVAC units, those curbs are notorious for leaks.
- Bottom line: walkarounds are better than nothing, but they’re not a substitute for a real inspection. Just my two cents.
walkarounds are better than nothing, but they’re not a substitute for a real inspection.
That’s fair, but I’ll admit I usually start with a walkaround myself just to keep costs down. I’ve got a low-slope roof with a couple of old skylights, and I try to check after storms for anything obvious—missing caulk, loose flashing, that sort of thing. I do pay for a pro inspection every other year, but sometimes I wonder if that’s pushing my luck. Has anyone found a good balance between DIY checks and calling in the pros? Especially for those of us watching the budget...
I get where you’re coming from—walkarounds are better than nothing, but I’ve seen a lot of folks miss stuff that ends up costing more down the line. I’ve got a couple of commercial clients with low-slope roofs and skylights too, and honestly, the biggest issues I find are around those skylights—cracked seals, ponding water, that kind of thing. DIY checks after storms are smart, but I’d say once a year for a pro inspection is safer, especially if you’ve got older materials. Sometimes you catch things early and save yourself a headache... but yeah, budgets make it tricky.
I hear you on the skylight issues—those are always the first spots I check after a big storm. But I’ll push back a bit on the “once a year” pro inspection being enough, especially for low-slope commercial roofs. In my experience, if you’re in an area with frequent hail or heavy rain, waiting a full year can be risky. I’ve seen membrane punctures or flashing failures go unnoticed for months, and by the time someone calls me out, there’s already interior damage or mold.
What’s worked for some of my clients is a hybrid approach: they do a quick visual check every quarter (just looking for obvious stuff like pooling water, debris, or torn seams), then bring in a pro after any major weather event, not just annually. It doesn’t have to be a full inspection every time—sometimes just a targeted look at trouble spots like skylights and drains.
I get that budgets are tight, but catching something early—even if it’s just a clogged scupper—can save thousands. Just my two cents from seeing too many “small” issues turn into big headaches...
