Visual roof inspections
A visual roof inspection is included with all of the physical inspections we perform*. Our construction experts will find any material defects and installation errors by walking most roofs.
Visual roof inspection services
A visual roof inspection is included with all of the physical inspections we perform*. Our construction experts will find any material defects and installation errors by walking most roofs. We believe walking roofs is still the best roof inspection method unless a safety issue, such as an unusually steep slope, is present**. In some cases, roofs are either too high above the ground level or wet and can not be safely walked upon. For these cases, we have developed proprietary technology that allows us to clearly view extra tall roofs via an elevated, high precision, remote-controlled camera. This innovative technology helps us identify many defects that might have otherwise gone unnoticed. This also assists our clients by helping them get the seller to bear the expense of repairing the problems prior to close of escrow and/or saving them the extra cost and hassle of hiring a separate roofing professional.
* Roof inspection on condos are generally excluded as they are maintained and the responsibility of the homeowner’s association (HOA)
** As per industry standards we generally do NOT walk clay and concrete tile roof surfaces, due to inspector safety and risk of damaging the roof covering.
He came on short notice, arrived early, and left no stone unturned. His references to specialists were particularly helpful.
Detecting more
As you can see in this photo, often a slipped roof tile can go unnoticed on an otherwise inaccessible roof, especially on multi-story properties. But using our remote camera technology we were able to discover this repairable material defect, which would have eventually become a leaking roof.
Detailed reports
After completing our inspection, we will provide you with a detailed digital report that is complete with images and descriptions of all our findings. Despite being thorough, this report is easy to understand. With all this clear information on details that may not have been known or disclosed, this report is a powerful negotiation and repair tool.
What's Included
Everything below is in the written report.
- Roof covering condition concrete and clay tile, asphalt composition shingle, or flat/low-slope membrane (TPO, modified bitumen, built-up)
- Cracked, slipped, broken, or missing tiles and shingles
- Flashing at valleys, walls, chimneys, skylights, and roof penetrations
- Condition of underlayment where visible, and signs of sun/UV degradation
- Roof drainage gutters, scuppers, downspouts, and ponding on flat roofs
- Pipe boots, vents, and sealant around penetrations (a top leak source)
- Skylights and their seals
- Evidence of prior repairs, patches, or layered coverings
- Attic-side inspection for active leaks, water staining, and daylight intrusion (where accessible)
- Interior ceilings and walls for moisture stains tied to roof issues
- Estimated remaining service life and maintenance recommendations
From booking to report
1
Pre-Inspection Review
We confirm your roof type, approximate age, square footage, and access details when you schedule. Coastal tile roofs, steep pitches, and multi-story flat roofs each call for a slightly different approach, so we plan accordingly before we arrive.
2
On-Site Evaluation
We inspect the roof using the safest effective method for the structure, whether that means walking accessible surfaces, working from ladders and edges, or using elevated vantage points. We document the covering, flashings, drainage, and penetrations, and we go into the attic where access allows to look for the underside story that a surface-only look will miss.
3
Reporting & Walkthrough
You get a clear, photo-supported report that separates safety and active-leak concerns from routine maintenance items. We're happy to walk you through the findings by phone so you understand priorities, ballpark severity, and what can wait.
Included in every home inspection; standalone roof checks are priced per visit.
Home inspection
- Single family, from$475
- Condominium unit, from$395
- Townhome or attached, from$425
- Raised foundation+ $150
Add $150 for all raised foundation type properties
Add-ons
- Sewer Camera Inspection (standalone)$475
- Sewer Camera Inspection (with home inspection)$299
- Pool & Spa Inspection (standalone)$475
- Pool & Spa Inspection (with home inspection)$375
Visual roof inspections: questions we get
Do you walk on the roof?
When it's safe and the roof can support foot traffic, yes. Some surfaces, like fragile tile or very steep pitches, can be damaged by walking, so in those cases we inspect from ladders, edges, and elevated vantage points to get the detail we need without harming the roof.
Isn't the roof already covered in a general home inspection?
A general inspection includes the roof, but a standalone roof inspection goes deeper on roof-specific concerns and is the right choice when you want focused documentation, a second look after a flagged issue, or roof-only service for a property you already own.
How often should I have my San Diego roof inspected?
A good rule of thumb is annually, ideally before summer, plus after any major storm or high-wind event. Older tile and flat roofs benefit from closer monitoring.
My ceiling has a stain but I don't see a roof problem. Can you help?
Yes. Our dry climate lets leaks travel and hide, so the visible stain is often far from the actual entry point. We trace the likely source and can pair the inspection with thermal imaging to find moisture that isn't visible to the eye.
What is a visual roof inspection?
A visual roof inspection is a non-destructive, surface-level evaluation of your roof's condition performed from accessible vantage points. Our InterNACHI Certified Professional Inspector examines the roof covering, flashing, drainage, and visible penetrations for wear, damage, and aging. It documents current condition with photos but does not involve destructive testing, removing materials, or engineering analysis.
Who needs a visual roof inspection in San Diego, and when?
Homebuyers, sellers, and owners planning maintenance benefit most from a visual roof inspection. It's wise before purchasing a property, after major storms or Santa Ana winds, or when a roof nears the end of its expected lifespan. San Diego's coastal salt air and inland heat accelerate wear, so periodic checks help catch problems before they become costly leaks.
What's included in a visual roof inspection?
Our visual roof inspection covers the roof covering (shingles, tile, or flat membrane), flashing, valleys, eaves, gutters, downspouts, and visible penetrations like vents, skylights, and chimneys. We check for damaged, missing, or aging materials, drainage issues, and signs of past leaks. Findings are documented with photos in a clear written report you can act on.
How long does a roof inspection take and what should I expect?
Most visual roof inspections take roughly 30 to 60 minutes, depending on the roof's size, height, pitch, and complexity. We assess accessible areas safely, photograph conditions, and explain anything notable. You'll receive a written report detailing the roof's condition and any recommended repairs or monitoring, helping you make informed decisions before buying, selling, or maintaining your home.
Your home is a major investment.
Protect it with San Diego's certified, 5-star-rated inspectors.
