A roof inspection that shows what you have, in Vancouver, WA

A roof inspection is a planned look at every part of the roof system, not a quick glance from the ladder. Our roofer checks the roof covering, the flashings, the vents and pipe boots, the gutters and the attic below. The goal is to tell you what is in good shape, what needs attention soon, and what can wait, with photos for each item so you can see it yourself.

Owners book inspections for many reasons: a roof that is getting older, a stain on the ceiling, a big windstorm, planning a budget, or a home purchase. Inspections for buyers and sellers who need a written roof condition report for a sale have their own page. This page covers the general inspection for owners who simply want to know where their roof stands.

What we check on the roof

On the roof, we look at the covering first: granule loss, cracked or lifted shingles, exposed nails, and how well each course is sealed. Then the details where leaks usually start. Flashing at walls, chimneys, skylights and dormers. Valleys, where water concentrates. Pipe boots and vents, which crack from sun and age. The ridge, which takes the most wind. Gutters and downspouts, since an overflowing gutter can push water back under the roof edge.

Moss, lichen and debris are part of the picture too. Thick moss tells us which slopes stay wet and how much the shingles are being lifted. Needle buildup in valleys and behind chimneys shows where water is being slowed and diverted. If the roof is too steep or fragile to walk safely, we inspect from ladders, the eaves and with a camera pole, and we note which areas we could not reach directly.

What we check in the attic

The attic shows things the roof surface cannot. Water stains on rafters and sheathing mark the paths leaks take, often far from where the ceiling stain appears. We check for mold on the underside of the deck, which usually points to weak ventilation or warm air leaking up from the house. We also look for daylight around penetrations and for signs that pests such as birds or rodents have found a way in.

• Water stains and soft spots in sheathing
• Mold or mildew on rafters and decking
• Soffit and ridge venting, and any blockages
• Bath and kitchen fans venting into the attic
• Insulation depth and wet or packed areas
• Daylight around pipes, chimneys and vents

What you get after the inspection

After the inspection, we go through the findings with you, on site or by phone. You receive photos of every item we flagged and a written summary in plain language. We sort items into three groups: fix now, plan for within a year or two, and keep an eye on. That way you can budget for the most urgent work without feeling pushed into a full roof replacement you may not need yet.

When we recommend a repair, we include a price for it, but there is no obligation to have us do the work. Many owners use the summary simply to plan. If the inspection shows the roof is nearing the end of its life, we also give an estimate of how much time is reasonably left based on what we saw, and what would speed up or slow down that timeline.

When to book a roof inspection

For most homes here, a roof inspection makes sense every few years, and more often on older roofs or homes under heavy tree cover. Good times to book are early fall, before the rainy season, and late spring, after winter storms have passed. An inspection is also smart after any windstorm, ice storm or fallen limb, before selling or buying, when planning solar, or any time you see a ceiling stain or find shingle pieces in the yard.