Roof Inspection: What to Look For on a Minnesota Home

The roof is one of the highest-impact items on a home inspection report. A failing roof can be a major five-figure problem and can void your homeowner's insurance if undiscovered. Here's how we evaluate Minnesota roofs.

How we inspect the roof

Whenever safe and accessible, we walk the roof to inspect every plane up close. When the slope is too steep, the surface is wet/icy, or the home is too tall, we use a drone to capture high-resolution video of every shingle, vent, and flashing detail. The report includes photos of any defects.

What we check

• Shingle condition — Granule loss, curling, blistering, missing tabs, hail strikes
• Roof age estimate — Based on visible wear patterns and homeowner records
• Flashing — Step flashing, valleys, chimney, sidewalls, plumbing vents, kick-out flashing
• Gutters & downspouts — Condition, slope, fasteners, downspout extensions
• Roof-to-wall transitions — Critical leak point
• Penetrations — Vents, chimneys, satellite mounts, skylights
• Attic ventilation — Soffit, ridge, gable, power vents
• Evidence of ice damming — Stains on fascia, sheathing in attic
• Sheathing condition from inside the attic
• Number of layers — Code limit is two in MN; some old roofs have three or four

Common findings in Minnesota

• Hail damage. Granule loss, soft spots ("bruising"), broken seal lines. Usually covered by insurance if claimed within 1 year.
• Ice dam damage. Stains on inside of fascia, rotted sheathing, water staining on ceilings near exterior walls.
• Premature shingle aging. Especially on south-facing slopes; granule loss visible in gutters.
• Improper flashing. Missing kick-out flashing at roof-wall junctions is the #1 cause of stucco moisture intrusion.
• Inadequate ventilation. Causes ice dams, premature shingle failure, condensation in attic.
• Failing OSB sheathing — Common on 1990s-2000s builds.

Roof age expectations

• 3-tab asphalt shingles: 15-20 years
• Architectural (dimensional) shingles: 25-30 years
• Premium architectural: 30-40 years
• Metal: 40-70+ years

In Minnesota, hail and ice damage frequently shorten these by 5+ years.

Replacement cost expectations (2026 SE MN)

• Architectural shingle reroof (1,800 sq ft, single layer tear-off): see the calculator
• Architectural shingle reroof (3,000 sq ft): see the calculator
• Metal roof: see the calculator
• Hail damage claim with insurance: typically just your roofing deductible

Read more about our roof inspection service.