When You Need a Roof Inspection
Most homeowners only think about their roof when it leaks, but the best time to inspect is before that. Here are the situations that call for one, and why each matters.
| Situation | Why It Matters |
|---|---|
| After a wind or hail storm | Damage is often invisible from the ground but shortens roof life |
| Buying or selling a home | A roof's condition can make or break the deal and the price |
| Filing an insurance claim | Adjusters need documented, itemized proof of storm damage |
| Roof is 15 or more years old | The window where small failures start turning into leaks |
| Recurring or unexplained leaks | The stain inside rarely sits under the actual entry point |
| Once a year as maintenance | Catches a cheap fix before it becomes a five-figure repair |
A professional inspection is inexpensive insurance. Industry rates run around $240 for a standalone inspection, but with 180 it is free as part of your estimate , so there is no reason to put it off.
What Happens After Your Roof Inspection
An inspection is only worth something if it ends in a straight answer. Ours ends three ways, and we will tell you which one honestly, even when the smaller job is the one that costs us.
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Repair
If the problem is isolated and the roof has real life left, we fix the source and reseal around it. Repair makes sense when the cost stays under about 30 percent of a replacement.
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Replace
If the roof is past 20 years old, failing across multiple slopes, or the decking is going, we lay out a full tear-off replacement with real pricing.
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Nothing at All
Sometimes the roof is fine, or the issue was already handled. We will tell you that and send you on your way. It happens more than you would expect.
Either way, you leave with a documented photo report of your roof's real condition , not a verbal sales pitch.
“180 quickly came out to the house. They fully explained what they thought caused the leak, and let me know it appeared to have been already fixed. I appreciate their honesty and will not hesitate to contact them again.”
Thumbtack Review
The Types of Roof Inspection We Do
Different situations need different documentation, so we tailor the inspection to why you are calling.
Storm Damage and Insurance Inspection
After hail or high wind, we inspect for the bruising and lifted shingles that insurance covers, then document everything with photos and an itemized estimate your adjuster can work with directly. We have guided hundreds of Oakland County homeowners through claims, and we never manufacture damage to inflate one.
What Hail and Wind Damage Looks Like
Hail bruises shingles and knocks off the protective granules, often without an obvious hole, which is why it is so easy to miss from the ground. Wind lifts shingles at the edges and breaks the seal strips between courses. Both shorten a roof's life even when they do not leak right away, so we document each one for your claim.
What Your Adjuster Needs
An adjuster works from evidence, not opinions. We provide dated photos of every damaged area and an itemized estimate in a format they can process, which is what keeps a legitimate claim moving instead of getting denied on a technicality.
Home Sale and Real Estate Inspection
Buying or selling, the roof is one of the biggest question marks in the deal. We give you a clear, documented read on its condition and remaining life so you can negotiate with facts instead of guesses.
Annual Maintenance Inspection
The cheapest roof problem is the one caught early. A yearly inspection finds the cracked boot or lifted flashing while it is still a small fix, long before it soaks your decking and ceiling.
“Outstanding service. Ken responded to our need to find and fix a roof leak. He spent several hours with us, inspected the leak area and the entire roof inside and out, and showed us lots of pictures of the shingle failures and leak areas.”
HomeAdvisor Review
Common Roof Problems We Find Near You During a Roof Inspection
Our winters and older housing stock create the same failures over and over, and knowing them is half of a good inspection. These are what we find most.
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Ice Dam Damage
Heat escaping into the attic melts snow unevenly, it refreezes at the eaves, and water backs up under the shingles. The tell is staining at the exterior walls after a thaw.
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Failed Flashing
Freeze-thaw cycles work the sealant loose at chimneys and walls, the single most common leak point on a roof.
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Cracked Pipe Boots
The rubber seals around plumbing vents dry out and split every 7 to 10 years, a cheap fix that causes slow, easy-to-miss stains.
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Hidden Decking Rot
Small leaks left alone soak the plywood, damage that only an attic inspection catches.
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Brittle, Aging Shingles
On older homes, shingles snap when lifted, the sign a roof is nearing the end rather than needing a patch.