When you need an inspection
- Annual maintenance, roofs 10+ years old. Asphalt shingle roofs accumulate visible wear at predictable rates after year 10. Annual inspection identifies developing issues 6-24 months before they become active leaks.
- After any major storm event. Wind, hail, ice, and falling-object damage often produces invisible damage that surfaces months later. Post-storm inspection captures the damage signature while the storm-event correlation is fresh and insurance-documentable.
- Before listing the property for sale. Pre-listing inspection identifies issues that buyer inspection would otherwise surface — letting you address them in advance and remove them as negotiation leverage. The cost typically pays back 5-10× through retained sale price.
- Before purchasing a home. Buyer-side roof inspection during the inspection contingency period identifies hidden defects that general home inspectors typically miss. Roof issues account for 15-25% of post-close repair regret on residential transactions.
- Before insurance renewal. Carriers increasingly require roof condition documentation at renewal, especially in hail-belt and hurricane-corridor states. Pre-renewal inspection produces documentation you control rather than documentation the carrier produces.
- After a leak has been repaired. Inspection of the previously-leaking area plus the broader roof confirms no related issues are developing. Recommended at the 6-month and 12-month mark after major repair work.
What is included in the inspection
- FLIR thermal imaging scan of suspected interior moisture areas plus the broader ceiling and wall surfaces under each roof slope
- Tramex moisture meter readings on substrates suspected of recent or active intrusion
- Attic inspection — visual assessment of rafters, deck underside, insulation, ventilation pathways, and any moisture or biological growth indicators
- Exterior visual inspection (low-pitch roofs) or drone overhead survey (steep-pitch, 6:12+) covering all slopes, valleys, ridges, and penetrations
- Inspection of all flashings — sidewalls, headwalls, chimneys, dormers, skylights, vent boots, and any other penetrations
- Gutter and downspout assessment from accessible points — checking for granule accumulation, deterioration, and proper drainage flow
- Written report including: current condition assessment by component, photographs of any noted issues, recommended action with priority ranking, and cost ranges for any recommended work
Our 6-phase inspection process
Pre-Inspection Intake
Coordinator collects roof age, recent issues, prior repair history, and inspection trigger (routine, post-storm, pre-sale, etc.). 5 minutes.
Interior Walk-Through
Visual scan of ceilings under each roof slope plus FLIR thermal imaging of any flagged areas. 15-25 minutes depending on home size.
Attic Inspection
Where accessible, visual inspection of rafters, deck, insulation, and ventilation. Documentation of any moisture or biological growth. 15-20 minutes.
Exterior / Drone Survey
Walk-over for accessible roofs; drone overhead survey for steep-pitch. Inspection of all flashings, valleys, ridges, and penetrations. 30-60 minutes.
Gutter Assessment
Granule load check, downspout flow, fascia and soffit condition from accessible points. 10-15 minutes.
Written Report
Photo-documented report delivered within 24 hours of inspection. Findings prioritized by urgency. Cost ranges for any recommended work.
What we look for, by component
Shingles
- Granule loss — patchy, uniform, or accelerated; ASTM D3462 standard reference
- Tab adhesion — gentle lift testing in sample areas to verify adhesive bond integrity
- Cracking, splitting, curling, or cupping indicating heat fatigue or thermal cycling damage
- Wind damage signatures (lifted but reset tabs) and hail damage (granule loss bruises, mat fractures)
- Color inconsistencies indicating prior repairs that did not match
- Algae streaking or moss colonization, particularly on north-facing slopes
Flashings
- Step flashing condition along sidewalls and dormers — rust-through, sealant degradation, displacement
- Counter-flashing on chimneys and parapets — mortar joint integrity, sealant condition
- Headwall flashing above dormer openings and abutments to higher roof sections
- Saddle (cricket) flashing behind wide chimneys — water-shedding capability and pooling indicators
- Drip edge condition along eaves and rakes — corrosion, displacement, sealant gaps
Valleys
- Open metal valleys — galvanized rust, aluminum oxidation, debris accumulation, joint integrity
- Closed-cut valleys — shingle adhesion at the cut line, evidence of slip or back-cut formation
- Underlayment exposure or visible WIP membrane deterioration
Penetrations
- Vent boot condition — EPDM cracking at the cone top, displacement, fastener integrity
- Pipe collar flashing condition and sealant joint integrity
- Skylight perimeter flashing and curb sealant joint condition
- Antenna mount, satellite dish, solar panel, and HVAC penetration condition
- Animal-caused damage (squirrel, raccoon, bird) at vent caps, ridge vents, soffit openings
Ridge and hip
- Ridge cap shingle adhesion and any visible displacement
- Ridge vent integrity — debris blockage, displacement, fastener condition
- Hip cap condition matching ridge inspection
Attic conditions
- Visible deck moisture or staining on the underside of sheathing
- Insulation displacement, matting, or moisture saturation
- Ventilation pathways — soffit vent clearance, ridge vent or gable vent function
- Daylight visible at any flashing or penetration (always indicates a problem)
- Mold or biological growth — Stachybotrys, Cladosporium, Aspergillus species visual identification
- Pest evidence (rodent nesting, insect activity)
The written report and what it covers
The written report is the deliverable that distinguishes professional inspection from a casual walkover. The report includes:
- Roof age, material, slope, and overall condition rating (Excellent / Good / Fair / Poor / Failing)
- Photo-documented findings for each issue identified, with location reference (slope, distance from ridge, distance from rake)
- Priority classification: Active issue (immediate action required), Developing issue (6-12 months), Watch item (12-24 months), Cosmetic only (no action recommended)
- Recommended action for each Active and Developing issue, with cost range
- Estimated remaining roof lifespan based on current condition
- Insurance documentation considerations — any items that may be claim-eligible if storm correlation can be established
Inspection types and pricing
| Inspection Type | Cost | Best For |
|---|---|---|
| Standard inspection | $185 | Routine maintenance, post-storm assessment, pre-renewal documentation |
| Comprehensive inspection (large or complex roof) | $285 – $385 | Roofs over 3,000 sq ft, multiple slopes, multiple penetrations |
| Pre-purchase inspection | $285 | Buyer-side due diligence; report formatted for purchase contingency |
| Pre-listing inspection | $185 | Seller-side preparation; identifies issues to address before listing |
| Insurance renewal documentation | $185 | Photo-documented condition report for carrier submission |
| Post-repair verification (6-month or 12-month) | $125 | Confirmation that prior repair work continues to perform |
| Drone-only overhead survey | $225 | Visual condition documentation without interior or attic access |
Standard and comprehensive inspection fees are credited in full toward repair cost if work is authorized within 14 days.
Common findings and what they mean
- "Granule loss in patches on south-facing slope": Normal aging, accelerated by UV exposure. Watch item until patches expand or expose mat. Recommended action depends on roof age and remaining lifespan.
- "Cracked vent boot at primary plumbing stack": Active issue. Will produce active leak within 0-12 months. Recommend immediate replacement at $350-$650.
- "Step flashing rust on east sidewall": Developing issue. Replace within 6-12 months before active leak develops. Cost: $450-$950.
- "Counter-flashing displacement at chimney": Developing-to-active issue. Driving rain will produce active leak. Recommend repair within 60-90 days. Cost: $1,100-$2,400 if rebuild required.
- "Valley shingle slip on north slope": Active issue. Reverse water flow at the cut line creates leak path. Repair within 30-60 days. Cost: $900-$2,000.
- "Inadequate attic ventilation": Developing issue affecting roof lifespan and ice dam risk. Address with ridge vent installation or improved soffit ventilation. Cost: $400-$1,200.
- "Animal entry at gable vent": Active issue creating water and pest entry. Install proper screening or replacement vent within 30 days. Cost: $200-$600.
Frequently asked questions
How often should a roof be inspected?
Annual inspection is recommended for roofs over 10 years old, after any major storm event regardless of age, and before any planned home sale or insurance renewal. Roofs under 10 years old in calm-weather years can be inspected every 2-3 years.
What does a roof inspection include?
Standard inspection includes FLIR thermal imaging from inside (moisture mapping), Tramex moisture meter readings, attic inspection where accessible, exterior visual inspection or drone overhead survey, and a written report identifying any active or developing issues with photographs and recommended action.
Is a roof inspection different from a leak diagnosis?
Leak diagnosis focuses on a specific known leak source identification. Roof inspection is a general assessment of the entire roof system condition, including issues that have not yet caused an active leak. Inspection is appropriate for routine maintenance, pre-purchase due diligence, or before insurance renewal; diagnosis is appropriate when an active leak has been identified.
Will the inspection identify hail damage?
Yes. Hail damage signatures include granule loss bruises, broken or cracked tabs, mat fractures, and dents on metal flashing. Drone overhead survey at high resolution captures damage that ground-level visual inspection misses. The inspection report documents the damage signature suitable for insurance claim filing.
How long does the inspection take?
60-90 minutes for standard inspection on a typical residential roof. Up to 180 minutes for comprehensive inspection on large or complex roofs. The time includes phone intake, interior thermal scan, attic inspection, exterior or drone survey, and on-site documentation. The written report is delivered within 24 hours.
Can the inspection be done without me being home?
Exterior and drone-only inspections can be performed without homeowner presence — we coordinate access in advance. Standard inspection requires access to the interior and attic and is best performed with someone home. Most homeowners attend the inspection because it provides direct opportunity to discuss findings.
Do you offer free inspections?
No. Free inspections create perverse incentives — the inspector earns nothing unless work is sold, which biases the diagnosis toward over-recommendation. The $185 fee is credited in full toward repair cost on authorization, aligning the inspection incentive with honest source identification.