Roof Inspections in Seminole, OK

A roof lasts longer when someone looks at it

Most roofs don't fail all at once. A nail backs out. A seal around a vent pipe dries and cracks. A few shingles lose their grit. Each one is a small fix if you catch it. Left alone for a few seasons, it turns into wet decking, a stained ceiling and a bigger bill.

A roof inspection is how you catch those things early. We check the roof surface, the flashing, the vents, the gutters and the attic side when we can get to it. Then we tell you what is fine, what needs a repair and whether replacement is anywhere close. Most of the time it isn't.

The people doing these checks have over 20 years of combined roofing experience between them. Around Seminole, hail and spring wind cause most of the trouble, so we spend extra time looking for bruised shingles and lifted tabs you can't spot from the yard.

What a roof inspection covers

Shingles and roof surface

We hunt for cracked, curled, missing or bruised shingles and any bald spots where the grit has worn off. Where there's metal or a low-slope section, we go over the fasteners, the seams and the coating.

Flashing and seals

Chimneys, walls, skylights and pipe boots are where most leaks begin. We confirm the flashing is snug and that years of sun haven't split the rubber boots or the sealant.

Vents and attic airflow

Heat that can't escape cooks shingles from underneath. We check the ridge and soffit vents. With attic access, we watch for daylight through the boards, damp insulation and dark stains on the rafters.

Gutters and drainage

We write down clogs, sagging sections, loose hangers and downspouts that empty right against your home. The amount of grit collecting in the gutters also shows how quickly the shingles are aging.

Soft spots in the decking

As we cross the roof, we pay attention to any spot that flexes when we step on it. Spongy wood tells us water has been slipping under the shingles for some time.

Photos and a written report

You get our pictures and a simple list sorted three ways: fine, needs work now, and worth watching. Nobody will pressure you to fix anything that day.

Signs it's time for a roof inspection

• A hail or wind storm came through

  Hail bruises often can't be seen from the yard. Have someone look before small hits turn into leaks. If we find real damage, we'll explain how storm damage repair works.

• A water stain on the ceiling

  A brown ring means water got in somewhere. The spot on the roof is often several feet from the stain inside.

• Shingle grit in the gutters

  A little is normal. Handfuls of it mean the shingles are wearing out.

• Nobody has been up there in years

  If it's been three or four years, you're due. Once a roof passes about 15 years old, a yearly look is worth it.

• You're buying or selling a home

  An inspection tells you where the roof stands before you sign, so it isn't a surprise later.

• A hot attic or rising cooling bills

  An attic that bakes in summer can mean blocked vents. That heat shortens shingle life.

How an inspection visit goes

1. 1

   Call and set a time

   Let us know what you've spotted, if anything, and roughly how old the roof is. We'll settle on a time that suits you. Being home is only needed if you want the attic checked.

2. 2

   Ground walk, then roof walk

   First we circle the yard and study the rooflines, gutters and downspouts. Then, if the pitch and weather allow it safely, we climb up and cover every slope.

3. 3

   Attic check

   With your okay, we head into the attic to see the bottom side of the roof boards, how the insulation looks and whether the vents are doing their job. Slow leaks tend to show up up there before anywhere else.

4. 4

   Go over what we found

   We sit with you, bring up the photos and explain each item in everyday words. Every repair is listed on its own line, so you decide what gets done and when.

What affects the cost of a roof inspection

Next to a repair, an inspection is a quick visit. Still, some roofs take a lot longer to cover than others. We'll give you the cost over the phone before anyone drives out. These are the things that change it.

Roof size and shape

Every extra slope, valley and dormer adds flashing to check and more square feet to walk.

Pitch and height

Steep pitches and two-story roofs need more safety gear set up and more time spent on the ladder.

Attic access

A clear hatch in a hallway barely adds time. A cramped crawl space over the garage adds more.

What the report is for

A routine upkeep check is the simplest. If you need a fuller write-up because you're selling the house or filing a claim with your insurer, that takes extra time to put together.