When an inspection makes sense
Buying a house, selling one, renewing an insurance policy, or wondering whether last spring's hail did any real damage are the most common reasons people call us for an inspection alone, with no repair attached. We treat all of them the same way, with a full walk of the roof and the attic and a written report you keep either way.
Property managers often schedule inspections on a yearly cycle rather than waiting for a tenant to report a leak, which catches small problems while they are still cheap to fix.
What we check
Shingle condition, flashing at every penetration and wall intersection, gutter pitch and attachment, ventilation at the ridge and soffits, and any sign of water staining on the attic decking. We also check for granule loss in the gutters, which is an early sign of a shingle field wearing out faster than its age would suggest.
On an older roof we probe the decking in a few spots with a soft tool to check for rot, since soft decking under sound looking shingles is one of the more common surprises we find during an inspection.
What you get afterward
A written report with photos, organized by what we found and where, plus an honest read on whether the roof needs anything now or can wait a while longer. We do not pad a report with recommendations a roof does not need, because a report meant to be trusted by a buyer or an adjuster has to hold up on its own merits.
If the inspection is for a real estate transaction, we write the report in language a buyer, a seller and an agent can all read the same way, without industry shorthand that leaves room for a disagreement over what a line item actually means.
Inspections before buying or selling
A pre listing inspection lets a seller fix the items a buyer's inspector will flag anyway, on their own schedule and often for less than a rushed repair during closing negotiations. A pre purchase inspection gives a buyer a second, independent look at the roof beyond whatever the listing photos show, which matters most on an older home where the roof's true age is not always obvious from the curb.