A roof inspection here starts outside and finishes in the attic. Outside, we check shingles for curling, cracking, bald spots and hail bruising; look at every flashing, pipe boot and vent; check the valleys, the chimney crown and the roof edge; and see how the gutters are hung. When the roof is safe to walk, we walk it. When it's icy or too steep, we use a ladder at the edges, binoculars and a camera on a pole.
In the attic, the flashlight tells the rest of the story: old water stains around nails and chimneys, daylight where it shouldn't be, compressed or wet insulation, frost on the nails in winter, and whether the soffit vents are open or buried under insulation. That's where most ice dam problems start.
You get the findings in writing, with photos, sorted into what needs attention now, what to watch, and what's fine. If there's work to quote, the price is separate and the decision is yours. A lot of inspections end with "you've got years left." We'll say that when it's true.
What the job covers
Roof surface
Shingles, metal or membrane checked slope by slope.
Flashing and penetrations
Chimneys, walls, boots, vents and skylights.
Attic
Ventilation, insulation, staining and moisture signs.
Gutters and edge
Hanging, pitch, drip edge and ice dam risk.
Photos
Every finding photographed so you can see it.
Written report
Plain language, sorted by urgency.
Roof inspection cost
| Job | Typical range | What moves it |
|---|---|---|
| Homeowner roof inspection | Free | With a written report |
| Pre-purchase inspection report | $150 – $300 | Detailed report on our letterhead for a sale |
| Post-storm damage inspection | Free | Photo file for your insurer |
| Commercial roof inspection | $300 – $900 | Roof size, core samples |
Homeowner and storm inspections are free. Fees apply only to formal reports prepared for a sale or a commercial property.
What's in the written report
- The roof's estimated age, material and number of layers.
- A slope-by-slope condition note with photos of each problem.
- Flashing, boots, vents, valleys and chimney checked and rated.
- The attic: insulation depth, ventilation, staining, frost or mold signs.
- Gutters and the roof edge, including ice dam risk.
- What needs doing now, what can wait, and rough costs for each.
What the work looks like
Questions about roof inspection
Is the inspection really free?
For homeowners checking their own roof or after a storm, yes. A formal report for a real estate sale has a fee because it's longer and goes to other people.
How long does it take?
Usually 45 minutes to an hour and a half, depending on the roof and the attic access.
Do I need to be home?
For the attic, yes, or leave access arranged. The outside can be done without you.
Can you inspect in winter?
Yes, though snow hides the surface. Winter is a good time to check the attic for frost and the edges for ice dams.
How often should a roof be inspected?
Every few years for a newer roof, every year once it's past 15, and after any major hail or windstorm.
Will you try to sell me a new roof?
No. If the roof is fine, the report says so. If it needs work, the report says what and why.