I’ve got a 15-year-old asphalt shingle roof, and honestly, the only time I ever noticed something before it became a leak was when I saw a bunch of granules in the gutters after a big storm.
Not sure I totally agree with just waiting for water stains, to be honest. Once you see those, the damage is already inside. I get what you mean about not wanting to climb up there—most folks aren't keen on ladders. But here's what I usually tell people: after a big storm, walk around your house and check for missing shingles, lifted edges, or piles of granules by your downspouts. Even from the ground, you can spot some early warning signs. Sure, it's not foolproof, but it's better than waiting until you've got a ceiling drip and a bigger repair bill.
I’m with you on not waiting for stains—it’s usually too late by then. I manage a bunch of properties and, honestly, the biggest headaches always come from issues that started small and got ignored. Granules in the gutters are a classic early sign, but I’ve also seen curled shingle edges or even subtle dips in the roofline that people miss from the ground.
Thing is, most folks don’t want to pay for regular inspections unless there’s an obvious problem. I get it, but those “sci-fi” inspection PDFs actually help me catch stuff before tenants start calling about leaks. Out of curiosity, did your inspection report flag anything like soft spots or flashing issues? Sometimes those get buried in the fine print, but they’re the kind of thing that can turn into a real mess if you don’t catch them early.
Also, what’s your climate like? Here in the Midwest, freeze-thaw cycles just chew up older shingles. I’m always curious if folks in milder areas see the same wear patterns or if it’s mostly wind and rain that does them in.
Those inspection PDFs are wild now, right? I remember when it was just a guy with a clipboard and a flashlight. You’re spot on about the small stuff—last winter I caught a soft spot by a vent that looked like nothing from the attic, but the report flagged it. Saved me from a full tear-off later. Midwest freeze-thaw is brutal, but honestly, I’ve seen just as much trouble in coastal areas—salt air eats flashing way faster than folks expect. Regular checks really do pay for themselves, even if most folks don’t see it up front.
Man, I hear you on the freeze-thaw. Midwest winters are like a stress test for roofs—mine’s got more patches than a quilt. Those PDFs are wild, though. I kinda miss the days when “inspection” meant a guy poking around and shrugging, but hey, if it saves a tear-off, I’m all in.
Those inspection PDFs are getting wild, right? I’ll admit, I still trust my own eyes more than a drone or some fancy heat map, but I get why folks like the tech. Here’s my take: 1) Look at the photos, not just the summary—sometimes the “urgent” stuff is just old caulk. 2) If they’re flagging a dozen “potential leaks,” don’t panic. Midwest winters can make a roof look worse than it is. 3) Still, if you see daylight in the attic... that’s not just a PDF problem.
I do miss the days when a guy would just climb up and say, “Eh, you’re good for another year.” But hey, at least now you’ve got receipts if insurance gets picky.
