Roof Inspections With Photos and a Written Report
We inspect roofs across Central Texas and give you photographs and a written report. For buyers, sellers, and homeowners who want to know where they stand before storm season rather than after it. No cost, and no pressure to book work.
Call the main line at (512) 584-3843, or set up a visit online. Cedar Park at (512) 566-5510 and Round Rock at (512) 566-5511 answer around the clock.
Most people only think about their roof when it starts leaking, by which point the decking underneath has usually been getting worse for a while. An inspection is the cheap version of that conversation, and it gives you options instead of an emergency.
Request a free inspection
What We Check
Every slope, by hand. Shingle condition and granule coverage, cupping or curling at the edges, and whether impacts have bruised the mat. Flashing at chimneys, sidewalls, skylights, and valleys, which is where leaks actually start. Pipe boots, which fail well before the shingles around them do.
From the attic, staining on decking and rafters, soft or water-damaged sheathing, and attic airflow, because ventilation shortens or extends the life of everything above it. A roof that cooks from below fails early no matter what was installed.
We also note roof age where we can establish it, and what we’d expect the remaining life to be. That estimate is a judgment, not a guarantee, and we’ll say which parts we’re confident about.
What You Get
Photographs of every slope, including the areas that are fine. A report that says what’s in good condition as well as what isn’t, because a document listing only problems isn’t an inspection; it’s a sales pitch.
Where something needs attention, we tell you whether it’s urgent or whether it can wait, and roughly what it would cost to address. If the answer is that your roof has eight good years left, the report will say that, and we’ll be glad to hear from you in eight years.
If work is needed, we’ll make the repair rather than jumping to a bigger job. If the roof genuinely calls for it, we’ll plan a replacement instead, but we don’t assume either until someone has been up there.
When to Have One Done
Before buying. A roof is one of the largest single line items on a house, and the inspection that comes with a general home inspection rarely covers the roof itself. Knowing whether you’re inheriting two years or fifteen changes what the house is worth to you.
Before selling, for the same reason in reverse. Knowing what a buyer’s inspector will find puts you in a better position than being surprised by it during negotiation.
Before storm season, if your roof is over ten years old. And after any significant hail or wind event, though that’s handled as storm damage assessment with documentation aimed at an insurer.
If you’re weighing whether to spend now or wait, the report gives you the information to decide. Roof lifespan in this climate is shorter than the rating on the package, and roof budgeting depends on knowing where yours actually is.
Where We Work
We inspect Cedar Park properties from the Cedar Park base, which covers the neighborhoods along the western side of the county.
Round Rock properties are handled from the Round Rock listing, and Austin inspections run from the Balcones Club Drive location.
We also cover Georgetown, Leander, and the surrounding Williamson County communities. County build records can tell you when a house was built if you’re not sure of the roof’s age, which is a useful starting point before we arrive.
Fourteen years in this market, fully insured, and thirty-eight reviews across our three listings. There is a fuller picture of our other services if you want to see the rest of what we do. Otherwise, call the office, and we’ll get someone out.
Frequently Asked Questions
How much does a roof inspection cost?
Nothing. You get the photographs and the written report, whether or not work is needed and whether or not you use us for it. We’d rather be the company you call in five years than the one that charged you fifty dollars today.
How long does a roof inspection take?
Usually under an hour for a single-family home, longer for large or complex roofs. The attic portion adds about fifteen minutes, and it’s worth the time because half of what matters is visible only from underneath.
Do I need to be home?
It helps for the attic portion, so we can walk you through what we found, but it isn’t essential. We can send the report and photographs and go through them by phone afterward.
Is a roof inspection the same as a home inspection?
No. General home inspectors often assess roofs from the ground or from a ladder at the edge, which misses most of what matters. A roof inspection means someone walks the slopes and checks the flashing and penetrations by hand.
How often should I have my roof inspected in Central Texas?
Every couple of years once a roof is past ten, and after any significant hail. This climate is harder on roofing than the shingle ratings assume, and problems found early stay small.
Will you try to sell me a new roof?
No. Plenty of the roofs we look at are fine, and we say so. A report that finds a problem every time isn’t credible, and this business runs on people calling back rather than on converting every inspection.
Can you inspect a roof before I buy a house?
Yes, and it’s one of the most useful things you can do in an hour during an option period. We’ll tell you the condition, the likely remaining life, and what it would cost to address anything we find.