Roof Inspection
Detailed roof inspections with photo reports for insurance claims, home sales, and routine maintenance.
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Credentialed local crews
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What a Roof Inspection Actually Covers
A roof inspection is a systematic assessment of every component that keeps water out of your home. It covers the shingles or roofing material, flashing at every penetration and transition, the condition of the deck visible from the attic, ventilation performance, gutter function, and any signs of moisture intrusion. We do not just walk the roof and glance at the shingles — we check the systems that protect the structure underneath.
Our inspections serve homeowners, buyers, sellers, and insurance companies. Whether you need a routine maintenance check, a certification for a home sale, documentation for an insurance claim, or a post-storm assessment, we deliver a written report with photos and clear findings.
Types of Roof Inspections
Different situations call for different levels of detail.
- Maintenance inspection — a seasonal or annual checkup to catch small problems before they become expensive repairs; covers the full roof, attic, and drainage system
- Pre-sale / certification inspection — required by many lenders and buyers before a home sale; documents remaining roof life, existing damage, and any repairs needed to close
- Insurance inspection — ordered by your insurance company to assess risk, verify roof condition, or evaluate a claim; we document everything in the format insurers require
- Storm damage inspection — post-hail, post-wind, or post-storm assessment that identifies new damage and supports an insurance claim if one is warranted
- New homeowner inspection — a fresh set of eyes on a roof you did not install, identifying deferred maintenance or hidden issues from the previous owner
What We Check
Our inspection covers the complete roofing system, not just the visible surface.
Exterior (roof surface):
- Shingle condition — curling, cracking, granule loss, missing tabs
- Flashing at chimneys, walls, skylights, and vents — sealant condition, metal integrity, gaps
- Valleys — debris accumulation, underlayment visibility, water flow patterns
- Ridge vent and caps — secure attachment, no lifted or missing caps
- Pipe boots — rubber condition, cracks, sealant around base
- Gutters and downspouts — attachment, slope, debris, overflow signs
Attic and interior:
- Moisture stains on sheathing and rafters
- Daylight showing through the deck
- Insulation condition — wet, compressed, or displaced
- Ventilation performance — soffit intake, ridge exhaust, fan operation
- Signs of mold, mildew, or wood rot
Drainage:
- Gutter pitch and flow direction
- Downspout discharge distance from foundation
- Splash blocks or extensions in place
The Inspection Report
Every inspection produces a written report you can use for insurance, home sales, or your own records.
- Photo documentation — close-up images of every finding, tagged with location and description
- Condition summary — overall roof condition rated as good, fair, or poor, with remaining estimated lifespan
- Findings list — each issue categorized by severity (urgent, recommended, monitor)
- Repair recommendations — specific repairs with estimated scope and cost
- Maintenance suggestions — proactive steps to extend roof life
The report is delivered digitally within 48 hours of the inspection. Expedited reports for insurance claims and real estate transactions are available.
Inspection Costs
Most inspections are straightforward and fall within a predictable range.
| Inspection type | Typical range |
|---|---|
| Standard maintenance inspection | $150 – $400 |
| Pre-sale / certification | $200 – $500 |
| Insurance inspection | $200 – $450 |
| Storm damage assessment | $200 – $500 |
| Detailed multi-hour assessment | $400 – $800 |
Many of our inspections are free when paired with a repair or replacement quote. Ask about our no-cost inspection when you schedule service.
When to Get a Roof Inspection
The best time is before you need one.
- Annually — a spring or fall checkup catches seasonal wear early
- After any severe storm — hail, high wind, heavy rain, or fallen debris; even if damage is not visible from the ground, it may be present on the roof
- Before listing your home — a pre-sale inspection eliminates surprises during closing
- When buying a home — protect your investment with an independent roof assessment
- When you notice a leak — ceiling stains, damp attic spots, or musty odors warrant immediate inspection
- If your insurance company requests it — many carriers require periodic roof condition reports
DIY Checks vs. Professional Inspection
Homeowners can spot obvious problems from the ground, but a professional inspection goes further.
What you can check from the ground:
- Missing or visibly damaged shingles
- Shingles or debris in the yard after a storm
- Sagging roof lines or uneven sections
- Overflowing or detached gutters
What only a pro catches:
- Sealant deterioration at flashing joints
- Moisture inside the attic without visible exterior damage
- Ventilation imbalance that shortens shingle life
- Deck rot hidden under intact shingles
- Nail pops pushing through shingle surfaces
A professional inspection is the difference between fixing a problem early and discovering it after it has caused thousands in interior damage.
How Often We Recommend Inspections
We recommend a professional roof inspection at least once every two years for most homes. Annual inspections are better for roofs over 15 years old, homes in storm-prone regions, or properties with mature trees overhead. After any major weather event, schedule an inspection within a week — most insurance claims have filing deadlines that start from the date of damage.
Want a professional roof assessment? Call us or book a free inspection online — we will check your roof top to bottom and give you an honest report with no pressure to buy.
What Happens During a Professional Inspection
A professional roof inspection is a systematic, documented assessment of the entire roofing system:
- Exterior roof walk — every slope, ridge, valley, and edge is inspected for damage, wear, and deterioration
- Flashing check — every chimney, wall, skylight, vent, and penetration is examined for sealant failure and metal damage
- Shingle or membrane assessment — condition, granule loss, blistering, cracks, seam integrity
- Gutter and drainage inspection — attachment, pitch, debris, downspout flow, signs of overflow
- Attic inspection — moisture stains, daylight through the deck, insulation condition, ventilation performance
- Photo documentation — every finding is photographed for the report
- Written report — a detailed condition report with findings, photos, and prioritized recommendations
The inspection typically takes 45 to 90 minutes for a residential roof. We provide the written report at the end of the inspection or within 24 hours — you have everything you need to make an informed decision about repairs or replacement.
Roof Inspection Cost
| Inspection type | Cost |
|---|---|
| Standard residential inspection | Free with repair estimate |
| Detailed inspection with written report | $150 – $400 |
| Drone inspection (large or complex roofs) | $200 – $500 |
| Pre-purchase inspection (for home buyers) | $250 – $500 |
| Insurance inspection | $150 – $350 |
| Thermal/moisture scan (flat roofs) | $300 – $800 |
We offer free inspections when you are considering repair work. Detailed inspections with written reports are available for homeowners who want a comprehensive assessment of their roof’s condition without committing to repair work at that time.
FAQ
Frequently Asked Questions
How much does a roof inspection cost?
Standard roof inspections are free when you are considering repair work. Detailed inspections with written photo reports cost $150 to $400 for residential properties. Drone inspections for large or complex roofs cost $200 to $500. Pre-purchase inspections for home buyers cost $250 to $500. We recommend the inspection level that matches your needs.
How often should I have my roof inspected?
We recommend a professional inspection at least once every two years for most homes. Annual inspections are better for roofs over 15 years old, homes in storm-prone regions, or properties with mature trees overhead. After any significant weather event, schedule an inspection within a week — most insurance claims have filing deadlines that start from the date of damage.
What does a roof inspector look for?
A comprehensive inspection covers: shingle or membrane condition (cracks, blistering, granule loss), flashing integrity at chimneys, walls, and penetrations, gutter attachment and drainage, pipe boot and vent condition, attic moisture and ventilation, and deck condition. We document every finding with photos and provide a written report with prioritized recommendations.
Do I need a roof inspection before selling my home?
A pre-sale roof inspection is one of the best investments you can make before listing. It eliminates surprises during the buyer's inspection, gives you the opportunity to make repairs at your pace and cost, and provides documentation that the roof has been professionally maintained. Buyers are more confident when they see a recent inspection report from a licensed contractor.
Can I inspect my own roof?
You can check from the ground for obvious problems: missing shingles, debris in the yard, sagging lines, and overflowing gutters. But a professional inspection goes further — we walk the roof to check flashing sealant, test for soft spots, inspect the attic for moisture, and verify ventilation performance. Most roof damage is not visible from the ground.
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