What to Expect During a Commercial Roof Inspection

by Bold North Roofing

published February 28, 2025Last updated April 1, 2025

A commercial roof inspection isn’t just about checking for leaks—it’s a critical step in protecting your building, avoiding costly repairs, and ensuring everything inside stays safe. If you’ve never had one before, you might wonder: What exactly happens during an inspection? How long does it take? What should you do to prepare?

Knowing what to expect makes the process smoother, ensures nothing gets overlooked, and helps you make informed decisions about your roof’s condition.

The Inspection Starts Before Anyone Steps on the Roof

A thorough inspection doesn’t begin on the roof—it starts with preparation.

What Happens Before the Inspection?

• Scheduling at the right time. Most commercial roofs should be inspected twice a year—before and after harsh weather seasons. Urgent inspections happen after storms or if leaks appear.
• Gathering roof history. If available, inspectors will review past repairs, warranties, and maintenance records to identify recurring issues.
• Checking for interior signs of damage. Leaks often start inside. The inspector may look at ceilings, walls, and insulation for water stains, mold, or warping before heading outside.
• Ensuring safe access. The team will check that entry points, ladders, and hatches are secure and accessible to prevent delays.
• Weather considerations: Light rain might not stop an inspection, but severe weather can delay it. Rescheduling might be necessary in cases of heavy snow, high winds, or lightning.

What Happens During the Inspection?

A commercial roof inspection follows a structured process to catch small issues before they turn into costly repairs.

Step 1: Initial Walkthrough

The inspector will discuss any concerns and review the roof’s history. This helps focus the inspection on problem areas that may need extra attention.

Step 2: Interior Check

Leaks often show up inside before they’re visible on the roof. The inspector may check ceilings, walls, and attic spaces for water stains, mold, or structural damage.

Step 3: Exterior Roof Assessment

Once on the roof, the inspector will look for:
✔ Cracks or blisters in the roofing material that could lead to leaks.
✔ Loose or damaged flashing around vents, chimneys, and skylights.
✔ Clogged drains and pooling water, which can weaken the roof over time.
✔ Signs of wear and tear, such as punctures, lifted seams, or deteriorated sealants.

Step 4: Advanced Inspection Techniques (if needed)

Some roofs require specialized tools for a deeper assessment:

• Drone inspections provide aerial views of large or difficult-to-access areas.
• Infrared scanning detects moisture trapped beneath the surface.
• Core sampling involves removing a small section of roofing to analyze its condition.

Step 5: Documentation and Photos

The inspector will take detailed notes and photos of any issues found. This creates a record of the roof’s condition and helps with planning maintenance or repairs.

How Long Does an Inspection Take?

A standard commercial roof inspection takes one to two hours, but factors like roof size, complexity, and damage severity can extend this timeframe.

Factors That Can Affect the Time:

• Large or multi-sectioned roofs require more time for a full assessment.
• High-traffic or heavily equipped roofs (with HVAC systems, solar panels, etc.) take longer to inspect.
• Damage severity. If major issues are found, additional tests or a closer examination may be needed.
• Weather conditions like wind or rain can delay or limit access.

What Happens After the Inspection?

Once the inspection is complete, you’ll receive a detailed report with findings, photos, and recommended next steps.

What’s in the Report?

✔ Condition Overview: A summary of any issues found.
✔ Photos & Documentation: Visual proof of problem areas.
✔ Maintenance & Repair Recommendations: A list of suggested fixes, ranked by urgency.

Not all issues require immediate repairs. Some problems can be monitored, while others need attention right away. The report will outline which fixes are critical and which can be scheduled for later.

Next Steps: What Should You Do After an Inspection?

After reviewing the report, it’s time to plan for maintenance or repairs.

• If no major issues are found, routine inspections should continue as scheduled.
• If minor repairs are needed, addressing them early prevents bigger, more expensive problems later.
• If serious damage is found, a repair plan should be created to restore the roof’s integrity before it worsens.

Regular commercial roof inspections help extend the life of the roof, lower long-term repair costs, and prevent unexpected disruptions.