Roof & Gutter Inspection Checklist [FREE PDF]

Regular roof and gutter inspections are essential for maintaining structural integrity and habitability under state landlord-tenant laws, which impose a non-waivable duty on landlords to keep roofs weathertight and free from water intrusion. Water damage from failed roofing systems can trigger mold growth, lead paint disturbance, and structural hazards, creating exposure under the EPA Lead Paint RRP Rule and local building codes. This checklist provides a systematic framework for property manage

  • Industry: Real Estate
  • Frequency: Annually
  • Estimated Time: 60-90 minutes
  • Role: Building Inspector
  • Total Items: 42
  • Compliance: State Landlord-Tenant Laws – Implied Warranty of Habitability (Weathertight Structure), EPA Lead Paint RRP Rule – 40 CFR Part 745 (Renovation, Repair, and Painting), Local Building Codes – Roofing Chapter (IRC R900 series), NFPA 1: Fire Code – Section 13 (Roof Construction and Fire Resistance), HUD Housing Quality Standards – 24 CFR Part 982.401 (Decent, Safe, and Sanitary)

Roof Surface & Material Condition

Evaluate the primary roofing material for wear, damage, and remaining serviceable life.

  • Are all roofing materials (shingles, membrane, tiles) free from visible cracking, buckling, or curling?
  • Are there any missing, displaced, or damaged roofing units requiring immediate replacement?
  • Is the roof surface free from granule loss exceeding normal weathering (for asphalt shingles)?
  • Are flat or low-slope membrane roofs free from blisters, tears, ponding areas, or seam failures?
  • Is the approximate remaining useful life of the roof surface estimated at more than 3 years?
  • Please upload photos of the overall roof surface condition?

Flashing, Penetrations & Sealants

Inspect all flashing, pipe boots, skylights, and sealants that create water infiltration risk at transitions.

  • Is all chimney, wall, and step flashing properly lapped, fastened, and free from rust or separation?
  • Are all pipe boot flashings and penetration seals intact, flexible, and free from cracking?
  • Are skylight curbs, glazing seals, and frames free from gaps, rust, or visible water staining?
  • Is sealant around all HVAC curbs, conduit, and vent penetrations in good condition without cracking?
  • Is valley flashing (open or closed) free from rust, holes, or shingle bridging gaps?

Gutters, Downspouts & Drainage

Assess gutter attachment, slope, cleanliness, and downspout discharge to ensure proper stormwater management.

  • Are gutters securely attached to fascia boards at all points with no sagging or separated sections?
  • Are gutters free from debris accumulation, standing water, and vegetation growth?
  • Are all downspouts firmly attached, undamaged, and discharging water at least 6 feet from the foundation?
  • Are downspout extensions or splash blocks present and directing water away from the structure?
  • Is the gutter system free from visible rust, holes, or joint separation causing leakage?
  • Please upload photos showing gutter condition and downspout discharge points?

Roof Structure & Decking

Evaluate the structural integrity of roof decking, rafters, and sheathing from accessible vantage points.

  • Does the roof surface show any visible sagging, uneven planes, or structural deflection?
  • Is the roof decking free from soft spots, delamination, or spongy areas when walked upon?
  • Are fascia boards and rake boards free from rot, paint failure, or pest damage?
  • Are soffits intact, undamaged, and free from gaps that could allow pest or bird entry?
  • Is there visual evidence of prior or active roof leaks such as water staining on soffits or exterior walls?

Attic Condition & Ventilation

Inspect attic space for evidence of moisture, mold, adequate ventilation, and insulation integrity.

  • Is attic ventilation adequate with functional ridge, soffit, or gable vents free from blockage?
  • Is the attic space free from visible mold, mildew, or dark staining on sheathing?
  • Is attic insulation dry, uniformly distributed, and free from compression or contamination?
  • Are all bathroom and kitchen exhaust fans ducted to the exterior and not terminating in the attic?
  • Is there any evidence of pest infestation (rodent droppings, nesting material, or chewed insulation) in the attic?

Fire Safety & Code Compliance

Evaluate roof-related fire safety requirements including material ratings, chimney clearances, and egress conditions.

  • Do installed roofing materials meet the minimum Class A, B, or C fire rating required by local code?
  • Does the chimney extend at least 2 feet above any roof surface within 10 feet (per IRC R1003.9)?
  • Is a chimney spark arrestor (cap or screen) installed and free from blockage or corrosion?
  • Are roof access hatches and ladder access points secure, weathertight, and properly labeled?
  • Is rooftop HVAC or electrical equipment accessible via a code-compliant walkway or service platform?

Lead Paint & Pre-1978 Building Considerations

Identify potential lead paint disturbance risks associated with roof and exterior repairs on pre-1978 structures.

  • Was this building constructed before 1978, triggering potential lead paint requirements?
  • Are fascia, soffits, or exterior trim showing paint deterioration that may require disturbing lead paint during repair?
  • Has an EPA-certified lead paint renovator been identified for any planned roof or fascia repair work?
  • Have tenants been provided the required EPA lead paint renovation disclosure prior to any planned repair work?
  • Please document any areas of peeling, chipping, or deteriorating paint identified on roof-adjacent exterior surfaces?

Summary of Findings & Corrective Actions

Document inspection outcomes, deficiency severity classifications, and assign corrective action responsibilities.

  • Were any immediately hazardous conditions identified requiring emergency repair authorization?
  • Please describe all deficiencies identified, their locations, and severity classifications?
  • Have all identified deficiencies been assigned to a responsible contractor or maintenance technician?
  • What is the estimated total cost range for all corrective repairs identified?
  • Please attach all supporting photos documenting deficiencies found during this inspection?

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Why Use This Roof & Gutter Inspection Checklist [FREE PDF]?

This roof & gutter inspection checklist [free pdf] helps real estate teams maintain compliance and operational excellence. Designed for building inspector professionals, this checklist covers 42 critical inspection points across 8 sections. Recommended frequency: annually.

Ensures compliance with State Landlord-Tenant Laws – Implied Warranty of Habitability (Weathertight Structure), EPA Lead Paint RRP Rule – 40 CFR Part 745 (Renovation, Repair, and Painting), Local Building Codes – Roofing Chapter (IRC R900 series), NFPA 1: Fire Code – Section 13 (Roof Construction and Fire Resistance), HUD Housing Quality Standards – 24 CFR Part 982.401 (Decent, Safe, and Sanitary). Regulatory-aligned for audit readiness and inspection documentation.

Frequently Asked Questions

What does the Roof & Gutter Inspection Checklist [FREE PDF] cover?

This checklist covers 42 inspection items across 8 sections: Roof Surface & Material Condition, Flashing, Penetrations & Sealants, Gutters, Downspouts & Drainage, Roof Structure & Decking, Attic Condition & Ventilation, Fire Safety & Code Compliance, Lead Paint & Pre-1978 Building Considerations, Summary of Findings & Corrective Actions. It is designed for real estate operations and compliance.

How often should this checklist be completed?

This checklist should be completed annually. Each completion takes approximately 60-90 minutes.

Who should use this Roof & Gutter Inspection Checklist [FREE PDF]?

This checklist is designed for Building Inspector professionals in the real estate industry. It can be used for self-assessments, team audits, and regulatory compliance documentation.

Can I download this checklist as a PDF?

Yes, this checklist is available as a free PDF download. You can also use it digitally in the POPProbe mobile app for real-time data capture, photo documentation, and automatic reporting.

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