When You Need a Roof Inspection
Pre-Purchase Inspection
Buying a house on Long Island? The general home inspector checks the roof from the ground or from a window. We go up on it. We check shingle condition, flashing integrity, ventilation, decking firmness, and remaining service life. We give you a written report that tells you: is the roof good, does it need work now, and when will it need replacing?
Why it matters: A roof replacement on a 2,000 sqft home runs $12,500 to $28,000. Knowing the roof has 3 years left vs 15 years left changes your negotiation.
Post-Storm Inspection
After a nor'easter, hail event, or summer thunderstorm with wind. We document all visible damage with photos for your insurance claim. We differentiate storm damage from pre-existing wear so the adjuster gets an accurate picture.
Annual Maintenance Inspection
An annual look at your roof to catch small problems before they become expensive ones. We check shingles, flashing, pipe boots, ridge vents, gutter connections, and the attic for signs of moisture. Most issues we find on annual inspections cost under $500 to fix. The same issues left for 3 years cost $2,000-$5,000.
Insurance Claim Inspection
When you need documentation to support a claim. We provide a detailed written report with photos, a scope of damage, and a cost estimate that your adjuster can work from.
Real Estate / Listing Inspection
For sellers who want to disclose the roof condition accurately, or who want to make repairs before listing.
What We Actually Check
Every inspection covers these items:
From the roof surface:
- Shingle condition (granule loss, curling, cracking, missing tabs)
- Flashing at chimneys, skylights, walls, and valleys
- Pipe boots and vent collars
- Ridge vent condition and seal
- Drip edge and eave condition
- Ice and water shield visibility at eaves
- Decking firmness (walking test for soft spots)
- Moss, algae, or debris accumulation
From the attic:
- Signs of moisture, staining, or active leaks
- Insulation condition and depth
- Ventilation (soffit vents, ridge vent airflow)
- Daylight through the deck (sign of gaps)
- Mold or mildew presence
From the ground:
- Gutter condition and pitch
- Downspout routing
- Visible sagging or structural issues
- Fascia and soffit condition
What You Get
Every inspection produces a written report delivered as a PDF within 48 hours. The report includes:
- Photos of every item inspected, annotated with notes
- Condition rating (good, fair, poor, failed) for each roof component
- Estimated remaining life of the roof system
- Recommended actions prioritized by urgency (immediate, within 1 year, within 3 years)
- Estimated cost for any recommended repairs or replacement
- Tom's honest opinion on whether repair or replacement is the right call
We do not sugarcoat the report. If the roof is fine, we tell you it is fine. If it needs work, we tell you what and when. If someone has told you the roof needs replacing and it does not, we will tell you that too.
Inspection Pricing
| Inspection Type | Price |
|---|---|
| Pre-purchase inspection | $250 - $400 |
| Post-storm / insurance inspection | Free (when we do the repair) |
| Annual maintenance inspection | $150 - $250 |
| Insurance claim documentation | Free (when we do the repair) |
| Standalone inspection (no repair commitment) | $200 - $350 |
Free with any repair or replacement job. If you hire us to fix what we find, the inspection fee is credited toward the job.
