Roof Inspections
Roof Inspections
What an inspection actually looks at
We get on the roof. That's the part that matters, because the failures that cause leaks and shorten a roof's life are almost never visible from the ground. We look at the shingles or metal panels — are they intact, flexible, and seated properly, or are they cracked, creased, lifted, or backed out. We look at the flashing at chimneys, valleys, and walls, where most leaks originate. We look at the penetrations: plumbing vents, skylights, furnace flues, and the boots and sealants that seal them.
We look at the eaves for signs of ice-dam damage and at the decking for soft spots where moisture has worked its way in. And we look in the attic at the ventilation, because airflow underneath is what determines how long the roof above it lasts. An inspection that skips any of this isn't really an inspection — it's a glance.
We check the whole system, not just the surface.
When to get one
There are four times an inspection earns its keep. The first is when you're buying or selling a home. A roof is one of the most expensive components of a house, and the condition of it shouldn't be a guess at closing. An inspection gives you a clear picture of what's there and what it needs before money changes hands.
The second is after a storm. Wind and hail can damage a roof in ways that aren't obvious from the ground, and the longer that damage sits, the more it costs to fix. A documented inspection right after the weather clears is what tells you whether you have a problem worth acting on.
The third is before winter. The Flathead Valley's freeze-thaw cycle is hard on every weak point on a roof, and a small problem in October becomes a leak in January. An inspection before the cold sets in lets you fix what needs fixing while it's still a repair rather than an emergency.
The fourth is when a roof reaches the back half of its expected life. An older roof can still be sound, or it can be one season away from failing — and the difference isn't something you can read from the color of the shingles. An inspection in those years tells you whether you're maintaining or planning for replacement, so you're not surprised.
If any of those four fits your situation, it's time to book one.
What the written report includes
You get the findings in writing. The report covers the overall condition of the roof, the specific problems we found and where they're located, photos of the issues so you can see what we saw, and a clear recommendation for each — repair it, monitor it, or replace it.
The point of putting it in writing is that you can make a decision on your own time, with the information in front of you, rather than trying to remember what someone said at the bottom of a ladder. If the recommendation is a repair, the report tells you what and where. If it's a replacement, it tells you why. Either way, you know what you're looking at.
You take the report home and decide on your own time.
The difference between an inspection and an estimate
These get confused, and they shouldn't be. An inspection tells you the condition of the roof and what, if anything, needs attention. It's a diagnosis. An estimate is a written price for specific work — a repair, a replacement — and it comes after you know what needs doing.
An inspection can lead to an estimate, but they answer different questions. One is about what's there. The other is about what it costs to fix or replace it. If you already know you need a new roof, you don't need an inspection — you need an estimate. If you don't know what you need, you start with an inspection. Estimates are free.
Not sure which you need? Start with an inspection.
Why a roof can look fine from the ground and not be
This is the part that catches people. A roof can look perfectly fine from the driveway and still have real problems. A shingle creased by wind can lie flat again from below and look untouched from the ground. Flashing can pull away from a chimney by a fraction of an inch and be invisible from the yard. Granule loss — one of the clearest signs a roof is aging — shows up in the gutters, not from the street.
On a metal roof, a backed-out fastener or a failing gasket is a real problem that you will never see from the ground. The underside of the decking, where rot from slow leaks begins, is only visible from the attic. The ground tells you almost nothing about the actual condition of a roof. That's why we get up there.
Request an inspection and we'll tell you what's really up there.
Frequently asked
What does a roof inspection actually look at?
We get on the roof and look at the whole thing — the shingles or panels, the flashing at chimneys and valleys, the penetrations like plumbing vents and skylights, the eaves, the condition of the decking where we can see it, and the ventilation in the attic. We're looking for the same failures that cause leaks and shorten a roof's life: cracked sealant, lifted or creased shingles, backed-out fasteners, soft decking, and poor airflow underneath.
When should I get a roof inspection?
The four times it matters most: when you're buying or selling a home, after a storm with wind or hail, before winter sets in, and when a roof reaches the back half of its expected life. An inspection before winter lets you fix small problems before the freeze-thaw cycle turns them into leaks. One in the back half of a roof's life tells you whether you're looking at repairs or a replacement.
What does the written report include?
A summary of the roof's overall condition, the specific problems we found with their location, photos of the issues, and a clear recommendation — repair, monitor, or replace. You get it in writing so you can make a decision on your own time, not standing at the bottom of a ladder.
What's the difference between an inspection and an estimate?
An inspection tells you the condition of the roof and what, if anything, needs attention. An estimate is a written price for specific work. An inspection can lead to an estimate, but they answer different questions — one is about what's there, the other is about what it costs to fix or replace it. Estimates are free.
My roof looks fine from the ground. Why would I need an inspection?
Because the problems that cause leaks and shorten a roof's life are rarely visible from the ground. A shingle can be creased by wind and still lie flat from below. Flashing can pull away from a chimney and look fine from the yard. Granule loss shows up in the gutters, not from the driveway. The ground tells you almost nothing — we have to get up there.
How much does a roof inspection cost?
Estimates are free. If you're calling us out because something's wrong — a leak, storm damage, a roof you're worried about — there's no charge to come look and tell you what we see. You get the findings in writing and decide what to do from there.
Where we work
Serving the Flathead Valley
From Kalispell to West Glacier. Pan and zoom to see your town.
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Let's look at your roof
Send a few details and we'll get back to you during office hours. You'll talk to Tessa & Joseph Stremel — not a salesperson. Free estimates, no obligation.
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(406) 260-5284