Those inspection reports can be wild—had one for a duplex last year that flagged every tiny thing, down to a missing shingle tab. I usually start by walking the roof myself, then prioritize anything that looks urgent (like soft spots or cracked flashing). Small patches with roof cement have saved me a ton over full replacements, especially here in the Midwest where freeze/thaw cycles are brutal. Just keep an eye on those fixes after big storms... sometimes they need a touch-up.
That’s a pretty familiar story—those inspection PDFs can read like a grocery list for a hypochondriac sometimes. I get why they’re so detailed, but I’ve seen folks get overwhelmed by the sheer number of flagged items, even when most are just minor maintenance stuff.
I’m with you on prioritizing the urgent stuff. When I’m on a roof, I usually go step-by-step:
1. Start with a slow walk around the perimeter from the ground. Binoculars help spot missing shingles or popped nails, especially if you’ve got a steep pitch.
2. If it’s safe to get up there, I’ll check for soft spots with a gentle foot—nothing fancy, just a slow shuffle. If the sheathing gives, that’s a red flag.
3. Flashing is a big one. I see more leaks from cracked or poorly sealed flashing than from missing shingles. Sometimes a dab of roof cement does the trick, but if the metal is rusted through or bent, I’d swap it out.
4. I always look at the gutters and downspouts too. Clogged or sagging gutters can back up water under the shingles, especially after a Midwest freeze/thaw.
One thing I’d add—those quick roof cement patches are great in a pinch, but I’ve seen them turn into a mess if they’re not checked after a couple storms. I had a client last spring who patched a cracked vent boot with cement, but after a rough hailstorm, water started seeping in around the patch and soaked the insulation. Sometimes it pays to spend a little extra time on prep—clean the area, let it dry, and feather out the cement so water can’t pool.
Not every flagged item needs a pro, but I’d keep an eye on anything that shows up near valleys or around chimneys. Those spots seem to be leak magnets, at least around here.
And yeah, those freeze/thaw cycles are brutal. I’ve seen perfectly good shingles curl up after one bad winter. I’m curious—has anyone tried those synthetic underlayments instead of felt? I keep hearing they hold up better in wild weather, but I haven’t seen enough roofs with them yet to say for sure.
- Totally get what you mean about those PDFs—mine looked like a novella the first time I saw one.
- Breaking it down into “urgent” and “just keep an eye on it” helped me a ton.
- I’ve patched a vent boot with cement before, but yeah, it’s not a forever fix. Learned that the hard way after a windy spring...
- Gutters are always sneakier than I expect. One little clog and suddenly there’s water in the basement.
- Haven’t tried synthetic underlayment yet, but my neighbor swears by it—his roof handled last winter way better than mine did.
- Don’t let the list freak you out. Most of it’s just regular upkeep, and you’re already ahead of the game by paying attention.
- Those inspection PDFs really do feel like they’re written in another language sometimes.
- Breaking it down into “urgent” vs “monitor” is spot on—makes it way less overwhelming.
- I’ve seen vent boot patches last a few months, but yeah, they’re more of a band-aid than a fix.
- Gutters are sneaky for sure. I’ve had tenants call about basement leaks and it’s almost always a clogged downspout.
- Synthetic underlayment’s been a game-changer on some of my properties, but it’s not magic—still gotta keep up with regular checks.
- You’re already ahead by catching these things early. Most folks don’t even look until there’s a leak.
- Breaking it into “urgent” and “monitor” is honestly the only way I’ve ever made sense of those inspection reports. Otherwise, it’s just a wall of stuff that makes you want to ignore the whole thing.
- Vent boot patches… yeah, I’ve seen them hold for a season, but if you get a big storm or freeze/thaw cycles, they’re usually toast. I always tell folks not to count on them for long.
- Gutters are sneaky troublemakers. Had a client swear their foundation was cracked, but it was just a downspout elbow packed with leaves. Cleared it out and the “leak” vanished.
- Synthetic underlayment is great, but I’ve seen people get too comfortable and skip regular checks. It’s not a set-it-and-forget-it deal, especially if you’re in an area with wild weather swings.
- You’re catching things early, which is huge. Most people don’t even look up until water’s dripping on their kitchen table. Staying proactive saves so much hassle (and money) down the line.
- Those PDFs are intimidating, but you’re already ahead of the curve by actually reading and acting on them. That’s half the battle right there.
