Free roof inspections across the East Valley.

What we actually look at on an inspection

An inspection isn't a glance from the driveway. We climb the roof, walk it, photograph it, and check the attic when we can. The full checklist:

Roof surface

• Tile condition: broken, slipped, missing, cracked tiles. Spot-checks of underlayment exposure.
• Shingle condition: granule loss, curling, lifting, cupping, missing tabs.
• Foam condition: coating thickness, blisters, ponding water marks, UV degradation.
• Metal panels: fastener condition, panel deformation, rust, sealant condition.
• Ridge and hip caps: mortar condition, lifted caps, missing pieces.

Penetrations and flashing

• Plumbing vent boots — the rubber gasket condition (most common leak source in AZ)
• Skylights — flashing, sealant, glazing
• Chimney flashing if applicable
• Roof-mounted HVAC curbs and seals
• Solar panel mounting penetrations
• Wall flashing where the roof meets a vertical wall

Drainage

• Scuppers, primary and overflow drains on flat roofs
• Gutter condition and slope (where present)
• Evidence of ponding water
• Valley flashing and debris

Attic (when accessible)

• Decking condition from underneath
• Active or historic moisture stains
• Daylight visible through deck (almost always a problem)
• Insulation moisture damage
• Ventilation: intake and exhaust adequacy

The whole process takes 30–60 minutes on most East Valley homes. Larger acreage properties or steep cut-up roofs take longer.

The four reasons people request an inspection

Pre-purchase home inspection

You're under contract on an East Valley home and the home inspection report says "appears to be in serviceable condition." Translation: the inspector didn't actually walk it. Get a real roof inspection during your due diligence period. We've found $15,000+ underlayment failures on homes that home inspectors said looked fine.

Pre-listing inspection (selling)

If you're listing your home, knowing your roof condition before the buyer's inspector finds something gives you control. Fix issues proactively, price the issue into the home, or be ready with a credit offer when it comes up.

Post-monsoon damage check

If a serious monsoon ripped through your area and you want to know if there's damage before it shows up as a leak, request an inspection. We document everything with photos. If there's storm damage that warrants an insurance claim, you'll have the evidence ready.

Suspected leak or problem

You see a stain on the ceiling. You hear water during a storm. Drywall is bubbling. We come find the source. Most of the time the actual roof leak is 5–15 feet from where the interior damage is showing, because water travels along the roof deck before dripping through.

What you get after the inspection

Within 24 hours of the inspection (usually same day), you get an email with:

• Photos. The roof from multiple angles, close-ups of any issues found, attic shots if accessible.
• Written summary. Plain English. What's working, what's marginal, what needs attention.
• Roof age estimate. Based on visible material wear.
• Estimated remaining life. Realistic, not alarmist.
• Repair recommendations if applicable. What needs to be addressed, in priority order, with rough cost ranges.
• No pressure to do work with us. If you want to take the report and shop it around, that's fine.