The best time to check your roof is before hurricane season starts on June 1, while there is still time to schedule repairs. A pre-season roof inspection should cover the roof covering, flashing, gutters, attic and anything mounted on the roof, plus your paperwork. Use the checklist below to know what to look for and when to call a professional.
Why Inspect Your Roof Before Hurricane Season?
Atlantic hurricane season runs June 1 to November 30. Once a storm is in the forecast, roofers get busy fast, and crews can be hard to schedule. Small problems that are easy to fix in spring, like a cracked tile or a loose piece of flashing, can turn into major leaks when tropical-storm wind and rain arrive.
In Miami-Dade and the rest of South Florida, roofs also take a beating from heat, UV and heavy rain long before any named storm shows up. A spring check catches that wear while the weather is calmer.
Exterior Roof Checklist
Start from the ground, using binoculars if you have them. Avoid climbing onto the roof yourself, especially on tile or steep slopes. Look for:
- Missing, cracked, curled or lifted shingles
- Cracked, broken or slipped tiles, and loose ridge or hip pieces
- Loose or rusted metal panels, fasteners or edge trim
- Gaps or damage in flashing around vents, skylights, chimneys and walls
- Ponding, blisters or open seams on flat roof sections
- Shingle granules collecting at downspouts, a sign of wear
- Tree limbs hanging over or touching the roof
Water also needs a clear path off the roof during heavy rain. Clean gutters, downspouts, scuppers and flat-roof drains so debris does not back water up under roof edges. Make sure gutters are firmly attached, since loose gutters can tear away in high winds and damage the roof edge, and trim branches away from the roof.
Attic and Interior Checklist
Many roof problems show up inside before they are visible outside. With a flashlight, check the attic and top-floor ceilings for:
- Water stains, damp spots or dark areas on the underside of the roof deck
- Daylight coming through the deck or around penetrations
- Musty smells or mold
- Stains on ceilings and around light fixtures or AC vents
- Signs of poor attic ventilation, such as trapped heat or moisture
Any active leak or soft spot in the deck is worth having looked at before storm season, not after.
Solar Panels, AC Units and Other Roof Equipment
Anything attached to the roof creates penetrations that need to stay sealed. Look for loose mounts, damaged flashing around solar racking, and cracked sealant around vents and satellite dishes. Rooftop AC stands and their supports should also be secure.
If you have solar panels, it helps to have the roof and the system checked together. At Solar Dynamics, our own crews handle roofing, solar and electrical work, so one company is responsible for the roof and anything on it.
Paperwork to Have Ready
Preparation is not only physical. Before the season starts:
- Review your homeowners policy and ask your insurer about your windstorm coverage and deductible
- Take dated photos and video of your roof, attic and exterior for your records
- Keep copies of past roof permits, repair invoices and any wind mitigation report
- Save contact information for your roofer and insurer somewhere you can reach without power
A wind mitigation inspection (Florida form OIR-B1-1802) documents wind-resistant features such as roof deck attachment, roof-to-wall connections and secondary water barriers. Florida law requires insurers to offer discounts for qualifying features, so if you have never had one, ask your insurer whether it may help.
When to Call a Professional
A homeowner walk-around is a good start, but it cannot replace a trained set of eyes on the roof. A professional inspection can spot loose fasteners, hidden flashing problems, cracked tiles that look fine from the ground and early signs of underlayment wear.
If problems turn up, a licensed contractor that handles both roof repair and replacement in Miami can tell you whether a repair is enough or whether the roof is near the end of its life. Solar Dynamics (Florida roofing license CCC1335573) is based in Doral and serves Miami-Dade, Broward and Palm Beach counties.
Want your roof checked before the storms come? Request a free quote from our licensed roofing team.
Related reading: Hurricane Prep for Your Roof and Solar Panels · Professional Roof Inspection in Miami