Roof Inspections

What an inspection covers

A full inspection means getting on the roof, not just looking up from the yard. That covers shingle condition course by course, flashing at every penetration, valley condition, gutter and downspout condition, attic ventilation (checked from inside the attic where accessible), and visible signs of past leaks on the underside of the deck. You get a written report with photos, not just a verbal summary.

When an inspection makes sense

• Buying a house — roof condition affects both the offer and what to expect for the first several years of ownership. Worth knowing before closing, not after the first winter.
• Haven't looked at it in years — most roof problems don't announce themselves early. A baseline inspection on a roof over 10 years old tells you where it actually stands.
• After a storm — see Storm Damage Roof Repair for what a post-storm inspection specifically checks.
• Before winter — catching a small ventilation or flashing issue in October is a lot cheaper than dealing with an ice dam in February.

What it costs

A standard visual inspection typically runs in the $150–$275 range, varying with roof size, pitch, and access. That cost is credited toward the work if a repair or replacement is scheduled afterward.

What happens after

The report tells you what's wearing normally, what needs attention soon, and what's urgent. If nothing's wrong, you get that in writing too — an inspection isn't a sales pitch for a roof that doesn't need one.