Maintenance and upgrades
Roof inspections in Dallas: pre-sale, annual and after storms
An inspection answers one question well: how much life does this roof have, and what does it need? Buyers, sellers, insurers and homeowners after a storm all need that answer in writing.
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Quick answer
A roof inspection in Dallas is a walk of every slope, a check of every penetration and flashing, a look at the attic from below, and a written report with photos, an estimate of remaining life, and anything that needs repair. We do pre-purchase inspections for buyers, certification letters for sales, annual checks for homeowners, and documentation after hail or wind for insurance.
The job
What a real roof inspection covers
A general home inspector often looks at the roof from a ladder or a drone at the eave. A roofing inspection walks it: every slope, the shingles by hand, the seal strips, the flashing at walls and chimneys, the valleys, the vents and boots, and then the attic for staining, daylight and ventilation.
The report is plain: what is there, what shape it is in, how long it likely has, and what it needs now versus later, with photos you can hand to anyone.
Updated September 2026
Pre-purchase roof inspection
Before you buy, you want to know whether the roof has five years or fifteen, and whether the seller's disclosure matches what is up there. We walk the roof, check for prior repairs, layers, hail and wind damage, and ventilation, and report the remaining life with photos. If the roof needs replacement, the report gives you something concrete to negotiate with. We schedule inside your option period, so the answer arrives while it can still change the deal. The report is written for a buyer, not a roofer.
Real estate roof certification
Some buyers, lenders and insurers ask for a roof certification: a letter stating the roof's condition and an estimated remaining service life. We inspect first; if the roof needs repairs to be certifiable, we list them, and once they are done we issue the letter. We do not certify a roof we would not stand behind, and the letter says exactly what it covers and for how long, so nobody reads more into it than it means. Repairs, if any, are quoted separately.
Annual roof check
Once a year, ideally before spring storms, a roofer walks the roof and catches the small failures: split pipe boots, lifted tabs, dried sealant, nail pops and debris in the valleys. The report gives you a dated record of the roof's condition, which is exactly what an adjuster asks for after the next hail storm. Small items can be fixed during the same visit, and anything larger is written up for you to decide on. You get the photos either way.
Post-storm inspection
After hail or high wind, we walk every slope, circle every hit inside test squares, check the soft metals for dents, and photograph it all. The report tells you plainly whether the roof has damage worth a claim or not. Either way you keep the photos. If it is claim-worthy, the same documentation goes to your insurer and we meet the adjuster on the roof. If it is not, you avoid a claim you did not need. Filing stays your decision.
Scope
What every inspection covers
The report checks off each item with a photo.
- Every walkable slope inspected by hand
- Shingle condition and seal strips
- Hail and wind damage in test squares
- Valleys, ridge and hips
- Chimney, wall and skylight flashing
- Pipe boots and vents
- Gutters, fascia and drip edge
- Attic staining, decking and ventilation
- Estimated remaining life in writing
What happens after you call
How an inspection runs
Book
Tell us why: purchase, sale, annual or storm.
Walk every slope
Shingles, seal strips, valleys and ridge by hand.
Check the details
Flashing, boots, vents, skylights and gutters.
Attic
Staining, daylight, decking and ventilation.
Photos
Every finding photographed and located.
Report
Condition, remaining life, repairs now and later.
Next steps
Repairs quoted only if you ask.
Timeline
How long it takes to get the answer
The inspection itself is about an hour on a typical home. The written report with photos follows after the visit, and a pre-purchase inspection is scheduled so the report lands inside your option period. Certification letters take longer only when repairs have to be done first.
Roofing in Dallas
What we see on Dallas roofs
Many Texas insurers still cover storm damage on a roof around twenty years old, but they often shift older roofs to actual cash value, and some cap coverage or decline new policies past a certain roof age, which makes a dated inspection report worth having. In a state with no statewide roofing license, where anyone can call themselves a roofer, a written report from an inspection you arranged yourself is also the best defense against a door-knocker's verdict on your roof after a storm.
Buying a house with an older roof?
Book the roof inspection inside your option period, while the answer can still change the deal.
(214) 429-4542Budget
What decides the cost of an inspection
Inspection pricing depends on the roof and the paperwork; there is no published Dallas range we use. These factors set it.
- Roof size and pitch
Steep and large roofs take longer to walk safely.
- Roof material
Tile and slate need more care to inspect.
- Attic access
Tight attics take longer to check.
- Report type
Standard report or certification letter.
- Repairs needed
Certification may require repairs first.
- Timing
Option-period deadlines are prioritized.
- Storm documentation
Test squares and full photo sets for claims.
Questions we get
Roof inspection questions
About an hour on a typical home, longer on large or steep roofs.
Yes, every slope that is safe to walk.
Yes, with photos and an estimate of remaining life.
Yes, scheduled inside your option period.
A letter stating condition and estimated remaining life.
Yes, even if nothing leaks; damage shows up later.
No. The report says what the roof needs, including nothing.
Yes, every roof type we install.
Need to know what the roof really has left?
One visit, every slope walked, and a written report you can hand to a buyer, a lender or your insurer.