Roof Inspections in Fort Wayne

What does a roof inspection include?

We look at the roof the way water does, from the top down and at every place two surfaces meet:

• Shingles. Curling, cracking, missing tabs, granule loss and soft spots underfoot.
• Flashing. Chimneys, sidewalls, skylights and valleys, where most leaks actually start.
• Pipe boots and vents. Rubber boots around plumbing vents crack after 10 to 15 years in the sun; bathroom and kitchen vents should exit through proper roof vents, not into the attic.
• Ventilation. Ridge, box and soffit vents, and whether intake and exhaust are balanced.
• Attic. Daylight through the deck, stained or dark sheathing, wet insulation, frost in winter, and signs of past leaks.
• Decking. Soft or spongy areas that mean rot under the shingles.
• Gutters and drip edge. Sagging, overflow marks and fascia rot.

You get photos of each area and a written summary. If the roof is fine, we tell you that.

Should a 20-year-old roof be replaced?

Not automatically. Age alone doesn't decide it; condition does. Many standard architectural shingles are designed for 20 to 30 years, but Fort Wayne roofs age faster on south and west slopes, under poor ventilation, and after hail.

A 20-year-old roof is usually worth replacing if you see widespread curling, bald patches with no granules, multiple leaks, or soft decking. If it's mostly sound with one problem area, a repair can buy several more years. We weigh both in roof repair vs. replacement, and our guide on how long a roof lasts covers what shortens shingle life in northeast Indiana.

Inspections after hail and wind storms

Spring and summer storms in northeast Indiana bring hail and straight-line winds. Hail damage is often hard to see from the ground: bruised shingles, dented vents and gutters, and granules collecting at downspouts.

After a storm we document damage with dated photos and measurements of the affected slopes. That record is what your insurance adjuster needs to evaluate a claim. If there's real damage, we explain your options; if there isn't, we say so. See storm damage roof repair and our hail damage insurance claim guide.

Roof inspections for buying or selling a home

A general home inspector usually looks at the roof from the ground or a ladder. If the report flags the roof, a roof-specific inspection tells you what it actually needs and roughly what it will cost, which is useful in negotiations.

Sellers can use an inspection to fix small issues before listing, so a buyer's inspector doesn't turn a $400 flashing repair into a $15,000 price cut. Buyers of older homes in neighborhoods like the '07 District or South Wayne often want to know whether there are two layers of shingles or old plank decking underneath, since both affect replacement cost.

Signs you should schedule an inspection

Call for an inspection if you notice:

• Water stains on ceilings or around chimneys and skylights
• Shingles in the yard after wind
• Granules piling up in gutters or at downspouts
• Ice dams along the eaves in winter
• Daylight or damp insulation in the attic
• A roof over 15 years old that's never been looked at

Our signs you need a new roof guide goes through each one with photos of what to look for.