Roof Inspections
A clear, photographed assessment of your roof for buying, selling, insurance or peace of mind.
A roof inspection tells you what condition your roof is in, what it needs now, and what it will likely need in the next few years. We photograph what we find and explain it in plain language.
Why does a roof need to be inspected?
Inspecting your roof on a regular basis for signs of damage and wear is important. While most homeowners and commercial building managers can visually inspect their roofs when they are newer, we recommend that older roofs get regular inspections.
Whoever writes the insurance policy for your building or residence may also have specific requirements for roofs to be inspected. We recommend checking with your insurer to see whether regular inspections can lower your premiums or deductibles, or even remove exclusions for water damage from storms.
How long does it take to get a roof inspected?
Inspections usually take only a couple of hours and can provide you with peace of mind. To prepare for an inspection, it is helpful to locate your attic entrance (if your house has one) and clear the area for entry. Our professional team will be quiet, clean and courteous while accessing your attic to inspect for signs of water damage, if it is required.
When should I get a roof inspected?
There are many types of roofs available and each has a different lifespan. The environment and the quality of the roofers' work are also large factors in how long a roof may last.
Asphalt shingles (inspect after 10 years)
Asphalt shingles can last up to 30 years. This varies by manufacturer. External environmental factors can also greatly affect the lifespan. Wind is particularly damaging to shingle roofs.
We recommend inspections twice a year for asphalt shingle roofs that are exposed to strong winds or moss and are more than ten years old. Roofs older than 20 years should be inspected at least once a year.
Steel and metal roofs (inspect after 15 years)
Metal roofs typically last 40 to 70 years, with some materials like copper potentially lasting over 100 years, offering a lifespan two to four times longer than traditional asphalt shingles. They are highly durable, resisting high winds, fire and rot. Proper installation and material choice are key to achieving maximum longevity. While the materials last longer, poor installation may lead to small leaks.
Ceramic and clay tile roofs (inspect after 15 years, or after impact damage)
Ceramic and clay tile roofs are exceptionally durable, commonly lasting 50 to 100 years or more. While the tiles themselves can last over a century, the waterproof membrane underneath (the underlayment) typically needs replacement every 20 to 35 years. They are highly resistant to fire, rot and insects, often lasting the lifetime of a home.
Cedar shake roofs (inspect after 5 years)
Cedar shake roofs typically last between 15 and 50 years, with 32 years being a common average for well-maintained, professionally installed systems. While high-quality cedar can last up to 50 years, factors such as climate, proper ventilation and regular maintenance (for example, cleaning gutters and removing moss) significantly influence their longevity.
Cedar shake roofs are sometimes prone to rot or deterioration from moss. They can also be highly flammable in dry, hot summers. Proper inspections will help you get the most from your roof.
What is included
- Shingle, flashing and ventilation assessment
- Attic check for moisture where accessible
- Photographs of any issues found
- Plain-language recommendations
Questions about roof inspections
How much does a roof inspection cost?
The cost depends on the size, height and pitch of the roof, the type of roofing, and whether the attic needs to be checked. We give you the price in writing before we book the inspection, so you know the total up front.
What does a roof inspection include?
A roof inspection covers the shingles or roofing surface, flashing around chimneys, skylights and walls, vents and pipe boots, valleys, gutters and roof edges. Where there is access, we also check the attic for moisture, mould, daylight through the roof boards and signs of poor ventilation.
Do you need to go into my attic during a roof inspection?
If your home has an attic entrance, we check it for signs of leaks, condensation and mould that cannot be seen from the roof. It helps to locate the attic hatch and clear the area around it before we arrive. Our team is quiet, clean and courteous while working inside your home.
What do I get after a roof inspection?
You receive photographs of what we found and a plain-language explanation of the roof’s condition: what needs attention now, what to watch, and what the roof will likely need in the next few years. If repairs are needed, we explain your options and give you a written estimate.
Should I get a roof inspection before buying a house?
Yes. A roofing professional can tell you how much life the roof has left and what repairs or replacement to budget for, which can affect your offer. A general home inspection often looks at the roof only from the ground or from a ladder at the edge.
Is a home inspection the same as a roof inspection?
No. A home inspector looks at the whole house, often without walking on the roof. A roof inspection is done by roofers who examine the roofing, flashing, ventilation and attic in detail and can estimate repair or replacement costs.
Can a roof inspection lower my home insurance premium?
It can. Some insurers offer better premiums or deductibles, or remove exclusions for storm water damage, when a roof is inspected regularly or has documented maintenance. Check with your insurer about their requirements; we provide the photographs and written report they may ask for.
Should I get my roof inspected after a storm?
Yes, especially after high winds, heavy snow or a fallen branch. Storm damage such as lifted shingles or loose flashing is not always visible from the ground, and finding it early prevents leaks. Look from your yard, but do not go on the roof yourself.
Can you inspect a roof in the rain or in winter?
We inspect roofs year round, but walking on a wet or icy roof is unsafe and can damage roofing. In wet weather we may check the attic and roof edges first and complete the roof surface on the next dry day. Rain can be a good time to find active leaks from inside the attic.
When should I have my roof inspected?
Before buying or selling a home, after a major windstorm, if you notice stains or granules in the gutters, or every few years once a roof is past its midlife.