How Long Does a Roof Inspection Take in Orlando and What Happens During One?

A qualified inspector does not go straight to the ladder. They start by asking you questions that provide context for what they are about to find:

• How old is the roof to your knowledge?
• Have you had any leaks or water stains inside the home?
• Have there been any repairs done on the roof in recent years?
• Has your home experienced any significant storm events recently?
• Are there any specific areas you are concerned about?
• Do you have any documentation from a previous replacement or repair?

These questions take five to ten minutes and meaningfully improve the quality of the inspection by directing the inspector’s attention to the areas of highest concern before they get on the roof.

Before getting on the roof, the inspector walks the entire perimeter of the home and observes from the ground. Here is what they are looking for:

This is the core of the inspection and the phase that most distinguishes a professional assessment from a casual look. Here is what a thorough on-roof inspection covers:

Where attic access is available, a thorough inspection includes a check from below the deck. This phase catches things that are completely invisible from the roof surface:

• Moisture staining on the underside of deck panels indicating past or active water intrusion
• Mold or biological growth on rafters, deck underside, or insulation
• Visible daylight through any gap in the deck or at penetration points
• Ventilation adequacy including soffit vent condition and whether insulation baffles are present
• Hurricane strap or clip presence at each rafter-to-wall connection

After completing the physical inspection, a qualified inspector provides a verbal summary of their findings before leaving your property. They walk you through what they observed, what it means, and what they recommend.

The written report should follow within 24 to 48 hours and include:

• Date of inspection and property address
• Inspector name and Florida license number
• Findings by roof section with specific observations
• Photos of every significant finding
• Assessment of shingle age and remaining service life estimate
• Flashing condition by penetration point
• Deck condition findings from surface walk and attic check
• Ventilation adequacy assessment
• Clear recommendation: repair, replacement, or no action required
• Itemized estimate if repair or replacement is recommended

A report that says roof is in fair condition with no specific findings, photos, or recommendations is not a useful inspection report. A proper report gives you specific, documented, photographic evidence of what the inspector found so you have the information to make a decision and the documentation to support a future insurance claim.

The inspection finding leads to one of three outcomes: