When should you get a roofing inspection?
Five common scenarios: before listing your home (so surprises don't kill the sale), before buying a home (independent of the buyer's inspector), after a major storm event (especially hail), as part of annual maintenance on roofs over 10 years old, and any time you suspect a problem you can't see from the ground.
- Pre-listing — fix or disclose issues before they kill a sale.
- Pre-purchase — independent assessment beyond the general home inspector.
- Post-storm — document hail or wind damage before insurance deadlines pass.
- Annual maintenance — for roofs over 10 years old, catch issues before they become leaks.
- Insurance renewal — some carriers request periodic roof condition documentation.
- Suspected leak — figure out the actual source before water damage worsens.
What does a 21-point inspection cover?
Our standard inspection covers shingle condition, granule loss, fastener integrity, flashing (chimney, vent, valley, roof-to-wall), ridge venting, gutter attachment, downspout drainage, soffit and fascia condition, skylight seal, attic insulation and ventilation (where accessible), decking condition (visual), and underlayment indicators — among other check points.
| Category | What we check |
|---|---|
| Shingles | Condition, granule loss, curl/cup, missing/damaged |
| Flashing | Chimney, vent, valley, roof-to-wall, drip edge |
| Penetrations | Pipe boots, vent pipes, skylight seals, satellite mounts |
| Gutters | Attachment, alignment, granule pooling, downspout flow |
| Ventilation | Ridge vent, soffit vent, attic airflow indicators |
| Underlayment | Visible seams, lifted or exposed underlayment |
| Decking | Visible deflection, soft spots, signs of moisture damage |
| Attic (if accessible) | Insulation, daylight, water staining, mold indicators |
What's the difference between free and paid inspections?
Free inspections are part of an estimate — we look at your roof when you're considering hiring us for repair, replacement, or post-storm work. Paid inspections (typically $150–$400) are standalone reports for real estate, legal, or insurance purposes where you need formal documentation regardless of whether you hire a contractor.
Free inspection
- Performed as part of an estimate process.
- Photo documentation provided.
- Written summary of findings and recommendations.
- No formal stamped report or detailed write-up.
- Best for: post-storm, pre-repair, considering replacement.
Paid inspection ($150–$400)
- Standalone service, no estimate attached.
- Detailed written report with photo documentation.
- Suitable for real estate transactions, legal disputes, insurance documentation.
- Includes pricing recommendations for any identified work.
- Best for: pre-listing, pre-purchase, formal documentation.
Do you partner with real estate agents?
Yes — we work with St. Louis real estate agents on pre-listing inspections, pre-purchase due diligence, and post-inspection negotiations. If your agent has a buyer or seller who needs a roof inspection, we provide turnaround within 3–5 business days with documentation that fits typical real estate timelines.
Common real estate scenarios: a home inspector flagged 'roof needs further evaluation' on a listing, a buyer wants an independent assessment beyond the general inspector, a seller wants to identify and address issues before listing, or a buyer-seller negotiation needs a written estimate for a credit or repair.
We provide written reports with photos in formats that work with real estate timelines and contracts. We don't pressure agents or buyers/sellers — our role is to give the honest assessment, document it clearly, and let the parties make their own decisions.
How long does an inspection take?
Most residential inspections take 30–60 minutes on-site. We climb the roof when conditions allow, document with photos, check the attic from the inside if accessible, and walk you through findings before leaving. The written report is delivered within 48 hours.
Larger or commercial properties take longer — 60–120 minutes on-site for buildings over 5,000 square feet. Multi-story or steep-pitched roofs may require additional time for safe access and complete documentation.
We inspect in most weather, but active rain or freezing conditions require rescheduling. Wet roofs are unsafe to walk and produce poor photos. We’ll move the inspection to the next clear day if conditions don’t cooperate.
By the numbers
21
Check points covered in standard inspection
<48 hr
Written report turnaround
Free
For most situations
Free as part of an estimate. Paid reports ($150–$400) for standalone formal documentation.