A roof condition report should not be a stack of photos with vague comments. It should tell a story: what was inspected, what was found, what matters now, what can wait, and what should be budgeted before it turns into an emergency.
Start with the photos
Photos show the reality of the roof. Look for ponding water, open seams, membrane wear, damaged flashing, soft areas, clogged drains, loose edge metal, and previous repairs. Photos should be labeled well enough that you can understand where the issue is located.
Pay attention to core samples
A core sample can tell you about the roof layers, insulation, moisture, and whether recover is even worth discussing. Without that information, a contractor may be guessing at a very expensive decision.
Separate repair, maintenance, and replacement
Some findings need a service repair. Some belong in a maintenance plan. Some point toward replacement. The report should make that difference clear instead of pushing every issue into the same bucket.