A 21-point roof inspection report is a standardized visual inspection of a residential roof covering 15 exterior points, 5 attic and ventilation points, and 1 overall determination. Each point gets a status, a severity, and photo evidence, which together become a written report the homeowner can read and act on.
Below is the full checklist in plain English, what to photograph at each point, the mistakes new reps make, and how to turn the results into a homeowner report.
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A 21-point roof inspection report is a simple, standardized way to look at a residential roof and document what you see. Think of it as a checklist that makes sure you check the shingles, edges, attic, and ventilation — the things that matter most to a homeowner.
The number "21" comes from the 21 individual items we inspect, grouped into three sections:
15 points
Shingles, granules, flashing, gutters, valleys, and everything you can see from the roof or the ground.
5 points
Moisture, decking, insulation, and airflow inside the attic that controls how long the roof lasts.
1 point
A final recommendation based on everything you found: repair, maintain, or replace.
The report is not an engineering certificate. It is a visual inspection summary written in language the homeowner understands, with photos that show why your recommendation makes sense.
When you walk into a home and the homeowner does not know you yet, trust is everything. A 21-point inspection gives you a clear process and a professional report that shows you are not just guessing — you are following a standard.
Here is what a good checklist does for you:
Homeowners can see you checked every major area, not just the obvious leak.
A checklist keeps you from forgetting important items like attic ventilation or ridge cap.
Photos and severity notes make the problem real for the homeowner.
Even if the homeowner says no today, you have a documented report to reference later.
If you are just starting out, it is normal to feel overwhelmed. The roof is big, the attic is tight, and the homeowner is watching. Here are the most common mistakes we see from new reps — and how to avoid them.
The exterior can look fine while the decking is soft or wet from underneath. Always check the attic when you can safely access it.
A photo is proof. If you tell a homeowner there is a problem without a photo, it is just your word.
Use the shingle condition, granule loss, and flexibility to estimate age. Never invent a date for the homeowner.
Use plain words like 'water getting in' instead of 'hydrostatic intrusion.' Homeowners buy when they understand.
Soft decking, active leaks, and multiple missing shingles are serious. Flag them first and explain why.
An attic that is too hot shortens the roof from below. Mention intake and exhaust vents even when they look fine.
Each point below tells you what to look at and why it matters to the homeowner. Tap any section to jump.
Fifteen points covering the roof covering, edges, penetrations and drainage.
The shingles are your roof's outer shell — they keep water off everything underneath.
What to record
Shingles are coated in tiny granules that shield them from the sun. As they wash off, the shingle ages faster.
What to record
Healthy shingles bend. Brittle ones crack under wind, hail or foot traffic, which is how leaks start.
What to record
These are signs the shingles are drying out and no longer lying flat and sealed.
What to record
Any gap in the surface leaves the layers beneath directly exposed to rain and wind.
What to record
The cap seals the very top of the roof, the spot most exposed to wind.
What to record
Valleys carry the most water of any part of the roof, so they wear out first.
What to record
Past patches show where the roof has already had trouble and how well it was fixed.
What to record
Extra layers add weight, trap heat and can hide problems in the wood deck underneath.
What to record
A special first row of shingles glues down the roof edge. Without it, wind can peel shingles up from the bottom.
What to record
This metal trim steers water into the gutters instead of behind them into the wood.
What to record
Flashing seals the places shingles can't — walls, chimneys and corners. Most leaks begin here.
What to record
Every hole through the roof needs its own seal, and those seals age faster than shingles.
What to record
Where the roof meets a chimney or wall, water has to be redirected carefully.
What to record
Gutters move roof water away from the foundation. Clogged or loose ones back water up under the edge.
What to record
Five points confirming what the exterior alone cannot show.
Stains, rust or damp wood inside the attic are the clearest evidence that water is getting in.
What to record
This is the structural wood the shingles are nailed to. Soft or sagging wood must be replaced.
What to record
Insulation keeps heating and cooling in the house — and, when damp, tells us water is reaching it.
What to record
Fresh air enters low, at the eaves. Blocked intake makes the attic hot and damp.
What to record
Hot air must escape at the top. An unbalanced attic cooks shingles from below and shortens the roof's life.
What to record
The single point that ties the evidence to a recommendation.
Taking everything above together, this is how much service life the roof has left.
What to record
Bring this guide on your phone or tablet so you know the 21 points before you go up the ladder.
A wide shot shows location. A close-up shows damage. Together they tell the story.
Be honest. A 'Pass' means good. A 'Concern' means watch it. A 'Fail' needs action now.
The best time to document everything is while you are still on the property.
It is a standardized checklist that covers the 21 most important areas of a residential roof. A 21-point report gives homeowners a clear, professional summary of what is found, helping roofing sales reps build trust and explain why repairs or replacement are needed.
No. This checklist is designed for roofing sales reps, inspectors, and contractors who are new to the industry. It walks you through what to look at, what to photograph, and what to say to the homeowner.
Yes. You can use this page as a reference, or use PointView.ai to run the same 21 points on your phone and turn the results into a branded PDF report.
When you show the homeowner exactly what you found, with photos and a clear severity order, the homeowner understands the problem. People buy when they understand.
In PointView.ai, each point gets a status, severity, notes, and photos. The app then orders the findings by severity and writes a homeowner-friendly PDF.
PointView.ai guides you through the same 21 points on your phone, then builds a branded PDF report the homeowner can understand and trust.
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