What a Roof Inspection Actually Checks, and Why Each Part Matters
People often picture a roof inspection as someone glancing at the shingles and declaring the roof fine or not. A thorough inspection is far more than that. A good roofer examines the roof as a system, checking not just the surface but the components that seal it, drain it, ventilate it, and support it, along with the signs of trouble that show up inside the home. Understanding what a real inspection covers helps a homeowner know what they are paying for, ask better questions, and recognize the difference between a careful assessment and a quick glance.
The shingles and roof surface
The surface is the obvious starting point. An inspector looks for shingles that are missing, cracked, curling, blistering, or lifted, any of which can let water in or signal aging. On asphalt roofs, they check for granule loss, the sandy material washing into gutters that indicates shingles are wearing out. They note bald spots, bruising from hail, and areas where the surface looks uneven, which can hint at problems with the decking beneath. The condition of the surface tells much of the story about a roof's remaining life and whether it needs repair, closer monitoring, or eventual replacement.
A cracked vent boot is a common hidden leak
The rubber boots that seal vent pipes where they pass through the roof crack and fail over time, and a failed vent boot is one of the most common and overlooked causes of a stubborn leak. A careful inspection checks these small but important penetrations closely.
Gutters affect the roof, not just the ground
Clogged or sagging gutters push water back under the roof edge and against the fascia, causing damage at the roof's perimeter. This is why a real inspection includes gutters, drip edge, soffit, and fascia, not just the shingles themselves.
Ventilation quietly extends roof life
Proper attic ventilation lets heat and moisture escape, which protects the roof deck and shingles and discourages mold. Poor ventilation does the opposite and can shorten a roof's life, which is why inspectors assess it from inside the attic.
Flashing, valleys, and penetrations
Some of the most important parts of a roof are the least visible. Flashing, the metal that seals the joints where the roof meets chimneys, walls, vents, and skylights, is a frequent source of leaks when it loosens, corrodes, or pulls away. Valleys, where two roof slopes meet, carry large volumes of water and need to be sealed and clear. Penetrations such as vent pipes rely on boots and seals that crack and fail over time, and a cracked vent boot is one of the most common and overlooked causes of a stubborn leak. A careful inspection pays close attention to all of these.
Shingles: missing, cracked, curling, or losing granules
Flashing around chimneys, walls, vents, and skylights
Valleys that channel heavy water flow
Vent pipe boots and other penetrations
Gutters and drainage that carry water away
Gutters, drainage, and the roof edge
Water has to leave the roof well, and the edges and drainage are where that succeeds or fails. An inspector checks gutters for clogs, sagging, and proper attachment, since overflowing gutters push water back under the roof edge and against the fascia. They look at the soffit and fascia, the boards at the roof's edge, for rot and water damage, and at the drip edge that directs water into the gutters. In a leafy, rainy area, this part of the inspection matters a great deal, because poor drainage quietly causes damage at the roof's perimeter that is easy to miss until it is significant.
The attic and ventilation
A thorough inspection does not stop on the roof; it goes inside, into the attic. From below, an inspector can spot signs that a leak is active or developing, including water stains, damp insulation, daylight showing through the deck, and mold or mildew. The attic also reveals whether the roof is properly ventilated, which is more important than many homeowners realize. Poor ventilation traps heat and moisture, which can warp the deck, shorten shingle life, and encourage mold. Checking ventilation and insulation from inside completes the picture that the surface alone cannot provide, which is why the attic is a key stop.
Documentation and the role of technology
A quality inspection ends with a clear report, often including photographs of any problems, so the homeowner can see what was found rather than taking a verbal summary on faith. Increasingly, roofers use drones to photograph roofs that are steep, high, or unsafe to walk, capturing detailed images without risk. This documentation is valuable both for planning repairs and for supporting an insurance claim after a storm. Companies that perform detailed assessments, such as www.summitroofingga.com/atlanta-roof-inspection, describe what their inspections include, which helps a homeowner gauge whether an offer is thorough or cursory.
How long a roof inspection takes
Homeowners often wonder how long a proper roof inspection should take, and the honest answer is that a thorough one is not a two-minute glance. Depending on the size and complexity of the roof, a careful inspection commonly takes anywhere from thirty minutes to a couple of hours, since the inspector examines the surface, the flashing and penetrations, the drainage, and the attic, and then documents what they find. A company that promises to assess a roof in moments is not doing the kind of complete roof inspection that catches subtle problems. Time spent is a reasonable sign that the assessment is genuine rather than a quick route to a sales pitch.
The inspection when buying or selling a home
A roof inspection takes on special importance during a home sale. For a buyer, it reveals the true condition of one of the most expensive components of the house, preventing the nasty surprise of a failing roof discovered after closing. For a seller, a clean inspection can reassure buyers and support the asking price, while a known problem can be addressed before it derails a deal. Because the roof is such a significant part of a home's value and a common point of negotiation, a dedicated roof inspection, beyond a general home inspection, is often a wise investment for either side of a transaction.
What happens after the inspection
A roof inspection is the beginning of a decision, not the end. Once the findings are in hand, the homeowner weighs what to do: address urgent repairs promptly, monitor minor wear, or begin planning for an eventual replacement if the roof is near the end of its life. A good inspector helps by distinguishing what needs immediate attention from what can wait, so the response is proportionate rather than alarmed. After a storm, the inspection also feeds directly into the insurance process, where its documentation of damage supports a claim. In every case, the value of the inspection is realized in the informed action that follows it.
Telling a thorough inspection from a cursory one
Not all roof inspections are equal, and a homeowner benefits from knowing the difference. A thorough inspection examines the whole system and the attic, takes real time, and ends with a documented report, often with photographs. A cursory one is a quick look that may miss the flashing failures and hidden leaks where problems most often start, or that exists mainly to generate a sales recommendation. Favoring established, reputable professionals, asking what the inspection will cover, and expecting written documentation are the ways a homeowner ensures the roof inspection they receive is the careful assessment they are paying for rather than a glance dressed up as one.
Understanding the full scope of a roof inspection, what it checks, how long it takes, and what should come out of it, lets a homeowner recognize quality work and get real value from a service that protects the entire home.
It is also worth knowing what a roof inspection cannot do, so expectations stay realistic. An inspection assesses visible and accessible conditions and the signs of trouble, but it cannot see inside a sealed wall or predict exactly when a worn component will fail. It is a careful, informed snapshot of the roof's condition, not a crystal ball. This is one reason regular inspections matter: each one updates the picture, catching changes since the last visit so that slow problems are found while they are still small and inexpensive to address.
Understood for what it offers, a roof inspection is among the most practical services a homeowner can arrange. It converts the roof from an out-of-sight mystery into a known quantity, with a documented condition, a list of any issues, and a sense of how much life remains. Whether prompted by a storm, a home sale, or simple routine, that knowledge is what lets a homeowner act in time rather than react too late, which is the entire purpose of looking before there is a leak.
Seen clearly, a roof inspection is less an expense than a form of insurance in its own right. It trades a small, known cost today for protection against the large, unpredictable cost of damage found too late. A homeowner who understands what an inspection checks, how long it takes, and what should come of it is well placed to get full value from one, and to tell a thorough roof inspection from a cursory glance dressed up as one.
A real roof inspection checks the whole system, surface, flashing, drainage, and the attic beneath, because a roof keeps a home dry only when all of those work together. The information here is educational and is not a substitute for professional advice, and any suspected damage should be assessed by a qualified roofer. Knowing what a proper inspection covers lets a homeowner tell a careful, documented assessment from a quick look, and that knowledge is the first step toward keeping a roof, and everything under it, in good shape for years.
The origin of the name is uncertain. It is believed that the city was named for Mary Cobb, the wife of the U.S. Senator and Superior Court judge Thomas Willis Cobb. The county is named for Cobb.[6]
Homes were built by early settlers near the Cherokee town of Big Shanty (now Kennesaw) before 1824.[7] The first plot was laid out in 1833. Like most towns, Marietta had a square (Marietta Square) in the center with a courthouse. The Georgia General Assembly legally recognized the community on December 19, 1834.[7]
Built in 1838, Oakton House[8] is the oldest continuously occupied residence in Marietta. The original barn, milk house, smokehouse and well house remain on the property. The gardens contain the boxwood parterre from the 1870s. Oakton was Major General Loring's headquarters during the Battle of Kennesaw Mountain in 1864.[9]
Marietta was initially selected as the hub for the new Western and Atlantic Railroad and business boomed.[7] By 1838, roadbed and trestles had been built north of the city. In 1840, political wrangling stopped construction for a time and, in 1842, the railroad's new management moved the hub from Marietta to an area that became Atlanta. In 1850, when the railroad began operation, Marietta shared in the resulting prosperity.[7]
The businessman and politician John Glover arrived in 1848. A popular figure, Glover was elected mayor when the city incorporated in 1852.[7] Another early resident was Carey Cox, a physician, who promoted a "water cure" that attracted tourists to the area. The Cobb County Medical Society recognizes him as the county's first physician.[7]
The Georgia Military Institute was built in 1851 and the first bank opened in 1855.[7] During the 1850s, fire destroyed much of the city on three separate occasions.[7]
By the time the Civil War began in 1861, Marietta had recovered from the fires.[7]
In April 1862, James Andrews, a civilian working with the Union Army, came to Marietta, along with a small party of Union soldiers dressed in civilian clothing. The group spent the night in the Fletcher House hotel (later known as the Kennesaw House and now the home of the Marietta Museum of History) located immediately in front of the Western and Atlantic Railroad. Andrews and his men, who later became known as the Raiders, planned to seize a train and proceed north toward the city of Chattanooga, destroying the railroad on their way. They hoped, in so doing, to isolate Chattanooga from Atlanta and bring about the downfall of the Confederate stronghold. The Raiders boarded a waiting train on the morning of April 12, 1862, along with other passengers. Shortly after, the train made a scheduled stop in the town of Big Shanty, now known as Kennesaw. When the other passengers alighted for breakfast, Andrews and the Raiders stole the engine and the car behind it, which carried the fuel. The engine, called The General, and Andrews' Raiders had begun the episode now known as the Great Locomotive Chase.[7] Andrews and the Raiders failed in their mission. He and all of his men were caught within two weeks, including two men who had arrived late and missed the hijacking. All were tried as spies, convicted and hanged.[10]
In 1892, the city established a public school system. It included a Marietta High School and Waterman Street School for white students. A school for black students was also created on Lemon Street. The state of Georgia did not provide a high school for black students until 1924, when Booker T. Washington High School opened in Atlanta, after decades of black citizens requesting educational resources.[12]
Leo Frank was lynched at 1200 Roswell Road just east of Marietta on August 17, 1915. Frank, a Jewish-American superintendent of the National Pencil Company in Atlanta, had been convicted on August 25, 1913, of the murder of one of his factory workers, 13-year-old Mary Phagan. The murder and trial, sensationalized in the local press, portrayed Frank as sexually depraved and captured the public's attention. An eleventh-hour commutation by Governor John Slaton of Frank's death sentence to life imprisonment because of problems with the case against him created great local outrage. A mob threatened the governor to the extent that the Georgia National Guard had to be called to defend him and he left the state immediately with his political career over. Another mob, systematically organized for the purpose, abducted Frank from prison, drove him to Marietta and hanged him. The leaders of the abduction included past, current and future elected local, county and state officials. There were two state legislators, the mayor, a former governor, a clergyman, two former Superior Court justices and an ex-sheriff. In reaction, Jewish activists created the Anti-Defamation League, to work to educate Americans about Jewish life and culture and to prevent anti-Semitism.[13][14]
Located near the center of Cobb County, between Kennesaw to the northwest and Smyrna to the southeast. U.S. Route 41 and State Route 3 run through the city northeast of downtown as Cobb Parkway, and Interstate 75 runs parallel to it through the eastern part of Marietta, with access from exits 261, 263, 265, and 267. Downtown Atlanta is 20 miles (32 km) to the southeast, and Cartersville is 24 miles (39 km) to the northwest.
According to the United States Census Bureau, Marietta has a total area of 23.2 square miles (60.0 km2), of which 23.1 square miles (59.8 km2) is land and 0.077 square miles (0.2 km2), or 0.38%, is water.[5]
As of the 2020 census, Marietta had a population of 60,972. The median age was 34.7 years. 20.5% of residents were under the age of 18 and 13.6% of residents were 65 years of age or older. For every 100 females there were 92.2 males, and for every 100 females age 18 and over there were 89.8 males age 18 and over.[34][35]
100.0% of residents lived in urban areas, while 0.0% lived in rural areas.[36]
There were 24,865 households in Marietta, of which 27.4% had children under the age of 18 living in them. Of all households, 36.2% were married-couple households, 21.8% were households with a male householder and no spouse or partner present, and 34.9% were households with a female householder and no spouse or partner present. About 33.9% of all households were made up of individuals and 10.5% had someone living alone who was 65 years of age or older. There were 13,788 families residing in the city.[34]
There were 26,644 housing units, of which 6.7% were vacant. The homeowner vacancy rate was 1.7% and the rental vacancy rate was 7.5%.[34]
At the 2010 census, there were 56,641 people and 22,261 households.[2] The population density was 2,684.1 per square mile (1,036.3/km2). There were 25,227 housing units at an average density of 1,152.6 per square mile (445.0/km2). The racial make-up was 52.7% White, 31.5% African American, 0.1% Native American, 3.0% Asian, 0.1% Pacific Islander, 9.1% from other races and 3.3% from two or more races. Hispanic or Latino people of any race were 20.6% of the population.
There were 23,895 households, of which 27.8% had children under 18 living with them, 35.4% were married couples living together, 13.8% had a female householder with no husband present, and 45.5% were non-families. 32.8% of all households were made up of individuals, and 6.9% had someone living alone who was 65 years of age or older. The average household size was 2.39, and the average family size was 3.05.
22.4% of the population were under the age of 18, 14.1% from 18 to 24, 39.4% from 25 to 44, 15.7% from 45 to 64 and 8.3% were 65 years of age or older. The median age was 30 years. For every 100 females, there were 101.3 males. For every 101 females age 18 and over, there were 100.3 males.
Incorporated as a village in 1834 and as a city in 1852, the city of Marietta is organized under a form of government consisting of a mayor, city council, and city manager. The city council is made up of representatives elected from each of seven single-member districts within the city, and a mayor elected at-large.
The city council is the governing body of the city with authority to adopt and enforce municipal laws and regulations. The mayor and city council appoint members of the community to sit on the city's various boards and commissions, ensuring that a broad cross-section of the town is represented in the city government.
The city council appoints the city manager, the city's chief executive officer. The council-manager relationship is comparable to that of a board of directors and CEO in a private company or corporation. The city manager appoints city department heads and is responsible to the city council for all city operations. The city council also appoints the city attorney, who serves as the city's chief legal officer; and the city clerk, who maintains all the city's records.
Terms of office are for four years, and the number of terms a member may serve is unlimited. There are seven councilmen, each representing a separate ward.[37]
^Hammett acted as mayor until about July 1, 1864, when the city was invaded by the Federal Army and was occupied by them until they evacuated on November 15. In the meantime, a large portion of the city had been reduced to ashes.
^On reestablishing order, Winn was elected mayor for 1865. He served until October 1, when he resigned. A. N. Simpson was elected to fill the vacancy.
^T. M. Brumby Sr. was elected for the 1898–1899 term, but he resigned before taking the oath of office. A special election was held on January 8, 1898.
Dobbins Air Reserve Base on the south side of town and a Lockheed Martin manufacturing plant are among the major industries in the city. The Lockheed Georgia Employees Credit Union is based in Marietta.[39]
Into the 1950s the Louisville and Nashville Railroad operated the Midwest-Florida trains, the Cincinnati-Florida Flamingo and the Chicago-Florida Southland, which made daily stops in Marietta Depot. Into the 1960s, the L&N's Chicago & St. Louis-Florida trains, Dixie Flyer and Dixie Limited also made stops there. The final train was the L&N's St. Louis, Missouri - Evansville, Indiana - Atlanta Georgian, which ended service on April 30, 1971. (Until 1968, the train also had a northern leg from Evansville to Chicago.)[42]
All of the public schools in Marietta proper are operated by the Marietta City Schools (MCS), while the remainder of the schools in Cobb County, but outside the city limits, is operated by the Cobb County School District, including all of the county's other cities. MCS has one high school, Marietta High School, grades 9–12; a middle school, Marietta Middle School, grades 7 and 8; Marietta Sixth Grade Academy; and several elementary schools: A.L. Burruss, Dunleith, Hickory Hills, Lockheed, Marietta Center for Advanced Academics, Park Street, Sawyer Road, and West Side.[44] Many residents of Marietta attend Cobb County public schools, such as Joseph Wheeler High School, Sprayberry High School, Alan C. Pope High School, and Walton High School. These schools are known to compete fiercely in athletics, especially basketball, as both Wheeler and Marietta High School frequently produce D-1 players. The town of Marietta is also home to the Walker School, a private pre-kindergarten through 12th-grade school. Walker competes in the Georgia High School Association Class A (Region 6) athletic division while Marietta and Wheeler compete in Class AAAAAA (Regions 4 and 5, respectively).
The school system employs 1,200 people. MCS is an International Baccalaureate (IB) World School district. In 2008, MCS became only the second IB World School district in Georgia authorized to offer the IB Middle Years Program (MYP) for grades 6–10. MCS is one of only a few school systems nationwide able to provide the full IB (K-12) continuum.[45]
The Marietta Campus of Kennesaw State University, formerly known as Southern Polytechnic State University (SPSU) before being merged into Kennesaw State, and Life University are located in Marietta, serving more than 20,000 students in more than 90 programs of study.
Downtown is the town square and former location of the county courthouse. The square is the site of several cultural productions and public events, including a weekly farmers' market.
The Marietta Players perform semi-professional theater year-round. The historic Strand Theatre has been renovated back to its original design and features live theatre, concerts, classic films, and other events.[12] The Marietta/Cobb Museum of Art is in the old Post Office building.
The Marietta History Center exhibits the history of the city and county. The center is home to thousands of artifacts including items from Marietta residents and businesses. The Marietta Gone with the Wind Museum is located in the Historic Brumby Hall and houses a private collection of memorabilia related to Gone with the Wind, both the book and the film.[12] The William Root House Museum and Garden is the oldest wood-frame house still standing in Marietta, built c. 1845. Once owned by William Root, one of Marietta's earliest citizens and merchants whose drugstore was located in the Square.[47]
The Big Chicken, which currently sits on top of a KFC restaurant, has been a landmark on U.S. 41 and Roswell Road since 1963.[48]
The city includes the Kennesaw House, one of only four commercial buildings in Marietta not burned to the ground in Sherman's March to the Sea. The Kennesaw House is home to the Marietta History Center[50] which tells the history of Marietta and Cobb County.
^"On this date in Civil War history: The Great Locomotive Chase – April 12, 1862". This Week in the Civil War. April 13, 2012. cite web: |access-date= requires |url= (help)CS1 maint: deprecated archival service (link)
^PRISM Climate Group Oregon State University, Agricultural Research Center. "USDA Plant Hardiness Zone Map". USDA. Archived from the original on February 27, 2014. Retrieved February 2, 2014.
^Elvena B. Tillman (1971). "Alice Josephine McLellan Birney". In Edward T. James; Janet Wilson James; Paul S. Boyer (eds.). Notable American Women, 1607–1950: A Biographical Dictionary. Harvard University Press. pp. 147–148. ISBN0674627342.
^"Melanie Oudin". Sony Ericsson WTA Tour. Archived from the original on August 28, 2009. Retrieved June 24, 2012.
^Whitburn, Joel (2004). The Billboard Book of Top 40 Hits (8th ed.). New York: Billboard Books. p. 478. ISBN0-8230-7499-4. Born on 9/3/75 in Marietta, Georgia. Pop singer.
^Rhodes, Cyrus. "Marco Restrepo". RockNRollView.com. Blackwell. Archived from the original on March 4, 2016. Retrieved December 6, 2015.
^"Cody Rhodes". Accelerator3359. Retrieved June 24, 2012.
For most Georgia homes, architectural asphalt shingles offer the best balance of cost, appearance, and a 20- to 30-year life, and algae-resistant versions handle the humidity well. Metal roofing lasts longer and reflects summer heat at a higher upfront cost, while tile offers a very long life but needs a structure built to carry its weight. Summit Roofing helps match the material to the home, the budget, and the roof during a free assessment.
Why do inspectors check the attic?
Yes. Georgia does not license roofing contractors, but Cobb County and local jurisdictions require a building permit and an inspection for a roof installation or replacement. The permit and inspection are the accountability step, and skipping them can cause problems at resale or with insurance later. Summit Roofing pulls the required permit and works to local code on every installation.
Do roofers use drones for inspections?
The workmanship more than the brand. A roof reaches its rated life when the shingles are nailed to the manufacturer's specifications, the flashing is new and properly integrated, starter and ridge-cap shingles are used, and the attic is ventilated correctly. Those hidden details are where most premature failures start. Summit Roofing installs to manufacturer specifications, which is also what keeps the shingle warranty valid.
