The annual property walkaround

By Cotney Consulting Group. 

What owners can safely check about their roof from the ground. 

Property owners do not need to climb onto a roof to notice when something may be wrong. In fact, most homeowners and building owners should not walk their roofs at all. Slopes, wet surfaces, loose materials, hidden weak areas and unfamiliar access conditions can quickly turn a simple inspection into a serious fall hazard. 

What owners can do safely is conduct a regular walkaround from the ground. 

A careful exterior review once or twice a year, and again after major storms, can reveal changes that deserve professional attention. The goal is not to diagnose the problem or make repairs. It is to recognize when something has changed and may need professional attention. 

A few minutes spent observing the property can help prevent small problems from becoming expensive ones. 

Begin from a safe distance 

Start by walking far enough away from the building to see the roofline clearly. 

From the ground, look for sections that appear uneven, sagging or noticeably different from nearby areas. On a steep-slope roof, look for missing, lifted, cracked ordisplaced shingles, tiles or panels. On a low-slope commercial roof, much of the surface may not be visible, but the roof edge, perimeter metal and rooftop equipment may still provide useful clues. 

Binoculars can help, especially on larger homes or commercial properties, but avoid standing in streets, drive lanes or other unsafe locations. 

The purpose is to compare the roof to what it normally looks like. A single irregular line, displaced material or change in appearance may not explain the problem, but it can tell you where a professional should take a closer look. 

Look at the roof edges 

Roof edges are exposed to wind, water and frequent temperature changes, making them important areas to observe. Look for bent, loose or missing edge metal. Check whether shingles or other materials appear lifted along the eaves or rakes. On commercial buildings, look for perimeter metal that appears separated, buckled or pulled away from the wall. 

Damage at the edge can allow wind to get beneath the roofing system. Once that happens, additional materials may loosen during future storms. 

Also look for dark staining, water marks or deterioration along the fascia. These conditions may indicate overflowing gutters, damaged drip edge, recurring water exposureor other drainage problems.  

Roof edge conditions should not be ignored simply because the main roof surface still looks acceptable. 

Check gutters and downspouts 

Gutters and downspouts are part of the building’s water-management system. Walk the perimeter and look for gutters that are sagging, separated from the fascia or pulling away from the building. Check for visible debris, plant growth or water marks that suggest repeated overflow. 

Downspouts should remain connected and direct water away from the foundation. A missing extension, a disconnected elbow or a crushed section can allow water to collect against walls, walkways or landscaping. 

After a rain, observe whether water is flowing where it should. Water spilling over the front of a gutter, leaking from joints or collecting near the foundation is a sign that something needs attention. 

For commercial buildings, also look for staining beneath scuppers or overflow openings. These marks may show that water has been repeatedly discharging in one area or that primary drainage is not working as intended. 

Examine fascia and soffits 

Fascia and soffits can provide early clues about roof edge and moisture problems. Look for peeling paint, soft-looking wood, dark streaks, rust, swelling or areas that appear to be separating. On vinyl or metal soffits, look for displaced panels or openings that may allow pests or wind-driven rain into the roof assembly. 

Staining on soffits can indicate water entering near the roof edge, gutters or flashing. It may also point to condensation or ventilation problems. Visible mold-like growth, repeated dampness or deterioration should be evaluated. The source may not be obvious from the ground, but the condition should not be dismissed as merely cosmetic. 

Soffit vents should also remain open. Paint, insulation, debris or nesting material can block ventilation and reduce airflow into the attic. 

Watch for staining on walls and ceilings 

Exterior wall staining may be connected to roof drainage, flashing or gutter problems. Look beneath roof-to-wall intersections, windows, balconies, scuppers and downspouts. Dark streaks, algae growth, deteriorated finishes or areas that remain wet longer than surrounding surfaces may indicate repeated water exposure. Inside the building, take note of ceiling stains, peeling paint, bubbling finishes or discoloration near exterior walls.  

A stain does not always identify where water entered. Water can travel along framing, decking, insulation or other surfaces before becoming visible indoors. That is why owners should document the location and contact a professional rather than assuming the leak is directly above the stain. 

Look around chimneys, skylights and roof penetrations 

From the ground, some roof penetrations may be visible. Look for flashing that appears bent, separated or missing around chimneys, skylights, vents and other openings. Check whether masonry is cracked or deteriorated and whether metal components appear rusted. 

On homes, plumbing vent boots may crack or deteriorate over time. While the details may be difficult to see from the ground, discoloration or irregular materials around the penetration can be a reason for closer inspection. 

For commercial buildings, rooftop pipes, curbs, exhaust fans and other equipment may be visible from nearby elevated areas or adjoining sections of the property. Look for equipment that appears tilted, damaged or surrounded by loose materials. Make a note of the concern and allow a contractor to inspect it safely. 

Pay attention to tree contact 

Trees can damage roofs in several ways. Branches that touch or scrape the roof can wear away protective surfaces. Falling limbs can puncture or break materials. Leaves, needles and seed pods can block gutters, drains and valleys. 

Walk around the property and look for branches growing over the roof or resting against it. Also look for evidence that limbs may have recently fallen, such as broken branches, scattered debris or damaged landscaping. 

Trees close to the building should be maintained by a qualified tree professional. Improper trimming can damage the tree or create additional hazards. Keeping branches away from the roof does not mean removing all nearby trees. It means managing growth so the roof can drain properly and remain free from repeated contact. 

Look for debris and unusual objects 

Debris on a roof can hold moisture, block drainage and damage roofing materials. From the ground, look for leaves, branches, loose metal, construction materials, toys or other objects that do not belong on the roof. 

After a storm, debris may collect in valleys, behind chimneys or near rooftop equipment. On commercial buildings, materials left by service contractors may also be visible.Even lightweight debris may be resting near a weak area, a slippery surface or a damaged section. A roofing contractor can remove the material while inspecting the area beneath it for damage. 

Observe the property during rain 

One of the best times to understand how the building manages water is during moderate rain, provided it is safe to walk around outside. Observe whether gutters are overflowing, downspouts are discharging properly and water is moving away from the building. Look for water running down walls, collecting near entrances or spilling from areas where it normally does not. 

On commercial buildings, water discharging from overflow scuppers may indicate that primary drains are restricted or overwhelmed. Also look at parking areas, sidewalksand landscaping. Poor site drainage can direct water toward the building and create problems that may be mistaken for roof leaks. 

Never conduct an exterior review during lightning, high winds or severe weather. Wait until conditions are safe. 

Check the ground after storms 

The ground around the building can reveal roof damage that is difficult to see from below. Look for shingles, pieces of flashing, fasteners, tile fragments, metal panels or roofing granules around the property. 

A small amount of shingle granule loss can occur naturally over time, but heavy accumulation or sudden changes should be evaluated. Broken materials or complete roof components on the ground also deserve attention. Check for tree limbs, damaged gutters and displaced downspouts. 

After hail or strong wind, the roof may look normal from the ground even when damage exists. If the storm was severe or nearby properties were affected, a professional inspection may still be appropriate. 

Include the attic or interior when it is safe 

A property walkaround does not have to remain entirely outside. If the attic is safely accessible from a stable floor or platform, look for staining, damp insulation, rusted fasteners, visible daylight or unusual odors. Do not step between framing members or enter tight areas that are not designed for access. 

Commercial building owners should also review ceiling areas, mechanical rooms and spaces below known roof penetrations. Interior observations can be especially useful after heavy rain. Again, the goal is not to investigate every corner. It is to identify visible changes and call for help when something does not look right. 

Take photographs and keep notes 

Photographs make the annual walkaround more useful. Take pictures from the same general locations each time so you can compare conditions from year to year. Label the date and note any concerns. A simple record might include the condition observed, where it was located and whether a contractor was contacted.  

For commercial properties, use a basic roof or building plan to identify exterior elevations, drainage points and recurring problem areas. Documentation helps owners distinguish a new condition from one that has been present for several years. It also gives the roofing contractor useful background before arriving at the property. 

Know when to call a roofing contractor 

Not every irregular condition means the roof needs replacement. A loose downspout, damaged flashing component or isolated missing shingle may require a straightforward repair. However, waiting too long can allow a manageable issue to spread. 

Contact a qualified roofing contractor when you observe missing or displaced roofing materials, sagging areas, repeated interior staining, damaged roof edges, water overflowing from drainage systems or debris that may have punctured the roof. 

A contractor should also be called after a significant storm when there is reason to believe the roof may have been affected. Avoid temporary repairs made from ladders or improvised access points. Caulk, tape and roofing cement may conceal the problem without providing a durable solution. 

Make the walkaround part of property maintenance 

A ground-level property review is most effective when it becomes routine. Conduct one in the spring and another in the fall. Add an extra review after major storms, nearby construction or significant tree work. 

Commercial property managers may want to include the walkaround in monthly or quarterly facility checks, especially during severe weather seasons. The process does not need to take long. What matters is consistency. When owners know what the property normally looks like, they are more likely to notice when something changes. 

Look, document and call when necessary 

Property owners play an important role in roof maintenance, but that role does not require climbing onto the roof.  A safe walkaround can identify visible changes in roofing materials, edges, gutters, downspouts, soffits, walls and drainage. Photographs and notes can create a useful history and help contractors understand what has changed. 

A ground-level walkaround does not replace a professional roof inspection, but it can provide an important early warning when conditions begin to change. Look from the ground. Document what you see. Call a qualified contractor when something appears damaged, different or uncertain. 

That simple routine can help protect the roof, the building and the investment beneath it.