Short answer: Have your roof inspected twice a year, in spring and fall, and again after any major storm.

That’s the schedule recommended by the National Roofing Contractors Association (NRCA), the roofing industry’s main trade group: inspections “at least twice per year, preferably in the spring and fall,” plus extra checks “after any severe weather event.” CertainTeed, a major roofing manufacturer, gives similar advice: a professional inspection at least once a year, with twice a year being ideal.

For homes on Maryland and Delaware’s Eastern Shore, the fall inspection is the one not to skip. Here’s why, and what an inspection should cover.

Why the Fall Inspection Matters Most on the Coast

According to the National Weather Service, nor’easters can happen any time of year, but they are “most frequent and most violent between September and April.” These storms bring strong northeast winds, heavy rain and sometimes coastal flooding. For towns like Ocean City, Rehoboth Beach and Lewes, that means months of hard weather in a row.

A fall inspection catches small problems before that season starts. A loose shingle, a lifted flashing edge or a clogged gutter is a quick fix in October. After a winter of wind-driven rain, the same problem can mean wet insulation, stained ceilings or rotted roof decking.

Coastal homes also deal with salt air. The Metal Roofing Alliance notes that salty air is hard on homes and causes “premature aging of building materials.” That wear happens slowly and out of sight, which is why a regular inspection matters more here than it does inland.

Fall is also when leaves and pine needles fill gutters. If gutters can’t drain, water can back up under the roof edge. Checking and clearing them is part of a good fall roof check.

When You Need an Inspection Sooner

The twice-a-year schedule is the baseline. Call for an inspection right away if:

• A storm just passed through. High winds, hail or flying branches can damage a roof in ways you can’t see from the ground. If you need help after storm damage, see our roof repair services.

• You see signs of a leak. Water stains on a ceiling, damp spots in the attic or peeling paint near the roofline all point to water getting in.

 

• Shingles or pieces of metal are on the ground. Anything that came off the roof means something is now exposed.

• Your roof is getting older. Older roofs wear faster, so problems show up more often. If you don’t know your roof’s age, an inspection is a good place to start.

• You’re buying or selling a home. An inspection shows the roof’s real condition and helps you plan for repairs or replacement.

For more warning signs to watch for, read 5 signs your coastal roof needs repairs before the next storm hits.

What Gets Checked on Shingle, Metal and Flat Roofs

Every roof type wears differently, so a good inspection looks for different things on each one.

 

 

Asphalt shingle roofs

• Shingles that are damaged, loose or missing

• Bare spots where the protective granules have worn off. Granules shield shingles from sun and water.

• Flashing around chimneys, vents, skylights and walls, which directs water away from the places where the roof meets another surface

• Black streaks from algae, which debris left on the roof can encourage

• Gutters and downspouts, to make sure water drains away freely

Learn more about shingle roofing for coastal homes.

Metal roofs

• Fasteners. Screws that are driven in too far or not far enough, or that are missing their rubber seals, can let water in and start corrosion.

• Scratches in the finish. Scratches and scuffs let metal corrode faster.

• Debris and dents. Anything that holds water on the surface raises the risk of corrosion.

• Flashing and trim at the edges, ridges and walls

• Salt buildup, especially in spots rain doesn’t wash clean, such as under overhangs

Metal holds up well near the water, but it still needs regular checks. See our metal roofing services.

Flat and low-slope roofs

Flat roofs are common on condos, townhouses, porches and additions along the coast.

• Ponding water. Water that sits on the roof for 48 hours or longer adds weight and wears out the roof surface faster.

• Seams and edges, where the roofing material is joined or ends

• Blisters, cracks or bubbles in the surface

• Drains and scuppers, to make sure leaves and debris aren’t blocking them

Learn more about flat roofing.

Second Homes and Rental Properties

Many homes in Bethany Beach, Rehoboth Beach and Ocean City are second homes or vacation rentals. These homes need regular inspections even more than a full-time home does.

When no one lives in the house, no one notices a small leak. Water can drip into the attic for weeks before anyone sees a stain, and by then the damage is bigger and costs more to fix.

A simple plan for owners who aren’t on site:

• Inspect in spring, before the rental season starts, so any problem is fixed before guests arrive.

• Inspect in fall, after the summer and before nor’easter season.

• Have someone check the house after every major storm, even if the roof looks fine from the street.

• Ask for photos of anything the inspector finds, so you can see the problem yourself from wherever you are.

What You Can Safely Check Yourself

You can spot many problems without ever going up on the roof. CertainTeed advises homeowners to inspect their roof only from the ground, using binoculars. It also warns that walking on a roof “is very dangerous,” and that falls are the leading cause of deaths on construction sites, even for trained workers.

From the ground (with binoculars):

• Missing, cracked or curled shingles

• Bent, loose or rusted metal panels or trim

• Sagging areas along the roofline

• Gutters that are overflowing, pulling away or full of debris

• Tree branches touching or hanging over the roof

From inside the attic (best done right after rain):

• Water stains on the rafters or the underside of the roof deck

• Wet or matted insulation

• Mold or a musty smell

• Daylight showing through the roof boards

If you see any of these, call a roofer to take a closer look. Don’t climb onto the roof yourself, especially when it’s wet, windy or icy.

What a Professional Roof Inspection Covers

A homeowner’s check from the ground is useful, but it can’t replace a professional inspection. A roofer can safely get up on the roof and check things that can’t be seen from below:

• The condition of the roofing material across the whole roof, not just the parts visible from the yard

• Flashing, seals and fasteners around every chimney, vent, skylight and wall

• The roof edges, ridges and valleys, where problems often start

• Gutters, downspouts and drains

• Signs of water damage, poor ventilation or moisture in the attic

At the end, you should know three things: what condition the roof is in, what needs attention now, and what can wait. A good inspector will also tell you honestly when nothing needs to be done.

Frequently Asked Questions

Does a new roof need to be inspected? Yes. A new roof can still be damaged by storms, falling branches or clogged gutters. Keep to the same twice-a-year schedule. It’s also a good idea to read your roof warranty, since some warranties list maintenance the homeowner is responsible for.

Should I get my roof checked after a nor’easter? Yes. The NRCA recommends an extra inspection after any severe weather event. Strong winds can lift shingles or loosen flashing without leaving anything you’d notice from the ground.

Can I inspect my own roof? You can check it safely from the ground with binoculars and from inside your attic, using the checklist above. Leave anything that means climbing onto the roof to a professional.

Will an inspection tell me if I need a new roof? Yes. An inspection shows whether your roof needs a small repair, a larger repair or a full replacement. Not every problem means a new roof, and an honest inspection will tell you so.

Do flat and commercial roofs need inspections as often? Yes. The NRCA’s twice-a-year recommendation applies to roof systems in general, including flat and low-slope roofs. Flat roofs don’t shed water as quickly as sloped roofs, so checking drains and watching for ponding water is especially important.

Is a roof inspection from Coastal Home Roofing & Siding really free? Yes. There’s no cost for the initial consultation and roof assessment, and no obligation to hire us afterward.

Book Your Free Fall Roof Inspection

Fall is the best time to make sure your roof is ready for nor’easter season. Coastal Home Roofing & Siding is a veteran-owned company with over 30 years of experience on Maryland and Delaware’s Eastern Shore. Our inspections and estimates are free, and we don’t take payment until the job is successfully completed.

Call 410-629-5007 or request your free inspection online.