Sample Roof Inspection Report
← BackTwo active leaks confirmed on a ~5-year-old roof. Clear, prioritized repair guidance to stop water now and preserve roof life.
Report Snapshot
Bottom line:
Two active leaks were confirmed today at (1) the chimney step/counter flashing on the front-left slope and (2) a cracked plumbing vent boot on the rear slope. The overall roof field is consistent with ~5 years of age—replacement is not warranted. Perform targeted repairs immediately and re-check interior/attic after the next rain.
Estimated Repair Range (example):
$450 – $1,200
Property Details
Address:
123 Main Street, Example City, VA 24210
Date of Inspection:
August 12, 2025
Inspector:
S&S Consultations
Roof Type:
Architectural Asphalt Shingles
Estimated Roof Age:
Approximately 5 years
Roof Pitch:
8/12 (moderate slope)
Overall Roof Condition
Summary: Roof covering appears consistent with early life and typical weathering. Two active leaks were observed today at the chimney flashing and one plumbing vent boot. Expect localized interior/attic moisture until these are addressed. Replacement is not recommended given age/condition; targeted repairs are appropriate.
Status at inspection: Active leaks detected (2) • Risk level: Elevated at leak points • Best move: Immediate repairs + confirm dry-out after rain.
Detailed Findings by Area
Shingle Field Condition
- Overall field condition consistent with ~5 years of service
- No widespread brittleness; tabs are pliable
- No systemic fastening or pattern defects observed
- Condition Rating: Early-life / Good
Flashings & Penetrations (Leak Sources)
- Chimney (front-left slope): Step flashing shows improper laps at one course; counter flashing sealant pulled back. Active moisture confirmed at interior/attic.
- Plumbing vent boot (rear slope): Upper boot lip cracked; water tracks visible on shingle surface. Active leak at ceiling below.
- Other penetrations: No active signs today, but re-check during rain after repairs.
Interior / Attic Evidence
- Moisture meter indicates elevated readings near chimney chase
- Ceiling below rear vent shows fresh discoloration
- Insulation damp in localized areas; recommend drying verification post-repair
Repair Scope Pack (Bid Protection)
Minimum Repair Scope (Require in Writing)
Included In Report
Questions to Ask for Repairs
- “Are you removing and re-lapping step flashing, or just sealing edges?”
- “Are you replacing the boot with a new unit (brand/type)?”
- “How will you integrate underlayment around the boot/flashing?”
- “What is your leak-warranty period on these repairs?”
Bid Comparison Snapshot
| Item to Compare | What “Good” Looks Like | Red Flag Language |
|---|---|---|
| Included In Report | Included In Report | Included In Report |
Repair Material Allowance (Typical)
Representative items a roofer may use for these repairs. Actual materials vary by brand and site specifics.
Materials
- New pipe boot (compatible size)
- Step flashing set + counter flashing (for chimney)
- Underlayment patch (ice & water / synthetic as needed)
- Replacement shingles (match or closest available)
- Sealants/fasteners per manufacturer
Estimated Repair Range (example):
$450 – $1,200 (labor and materials), depending on access, chimney detailing, and deck conditions.
Use a written repair scope to get apples-to-apples quotes.
Recommendations & Action Items
Priority 1 — Within 48 hours
- Replace cracked rear-slope pipe boot; integrate properly with shingles/underlayment
- Remove/relay chimney step flashing with correct laps; install counter flashing and seal terminations
- If rain is imminent and repairs cannot occur same-day: apply a temporary tarp over both areas
Priority 2 — Next 2–4 weeks
- After a sustained rain, re-check attic and ceilings for any fresh staining
- Confirm other penetrations (satellite mounts, additional vents) are sealed and sound
- Document completed repairs with photos for your records/warranties
Priority 3 — Ongoing
- Check after wind events for lifted tabs or debris build-up
- Keep gutters/downspouts clear to prevent backup at eaves
- Perform seasonal visual checks of flashing/boots
Recommended Roofing Contractors
INCLUDED IN REPORT
Contractor Recommendations Provided with Paid Consultation Reports
Want to send your contractor quotes first? That’s fine — we can review them together after the visit.