ServicesRoof Inspections
Roof Inspections in Blanchard, OK
We walk your roof, check the attic below it and photograph what we find, then explain it in plain terms. You learn what is sound, what needs attention and what can wait. Your yard and flower beds look the way they did before we arrived.
A clear picture of your roof before you spend anything
An inspection makes sense when you are buying or selling a home, after a rough storm season, when a ceiling stain appears, or when your roof has some years on it and you would like an honest status report. It is a look, not a sales visit. Many of the roofs we inspect need only a few small fixes, and some need nothing at all.
Hail, strong wind and long summer heat wear a roof down in ways you rarely notice from the yard. So we climb up, study each slope at close range and support everything we tell you with photos you can keep.
We take care of your property while we work. Ladders sit on stabilizers so they do not dent or scuff the gutters, we keep clear of your landscaping, and any nails or granules we knock loose are gathered up before we go.
What our inspection covers
Shingles and roof surface
We check for bruised or cracked shingles, bare patches where the granules have worn off, lifted tabs and sealant strips that no longer hold. On metal roofs we look at fasteners, seams and wear in the coating.
Flashing and penetrations
Chimneys, skylights, pipe boots and the joints where roof meets wall are where most leaks start. We examine each one for split rubber, loose metal and gaps in the sealant.
Attic and decking
Climbing into the attic lets us see the underside of the roof. Pinholes of light, damp or stained boards, rusty nail points and old water marks all tell us things the shingles cannot.
Ventilation
We look at the intake and exhaust vents and judge whether the attic is moving enough air. Poor airflow cooks shingles in summer and lets moisture build up in winter.
Gutters and drainage
We make a note of runs packed with leaves and grit, hangers pulling away from the fascia, and downspouts that empty right beside the house. When the gutters need work, our Gutters page describes how we handle it.
A photo report you can read
You get labeled photos showing where each issue sits on the roof, with a short note on what we would do and how soon it matters.
Signs your roof is due for an inspection
- Grit collecting in the gutters
- A little after a storm is normal. Steady piles of sand-like granules mean the shingles are wearing through their protective layer.
- A ceiling stain or musty smell
- Water often runs along rafters before it shows on drywall, so the leak can be several feet from the stain. Finding the true source early keeps a small repair small.
- A recent hail or wind storm
- Hail bruises are often invisible from the yard, and wind can break the seal on shingles without tearing them off. Our Storm Damage Repair page covers what comes after we confirm damage.
- Curling, cracked or missing shingles
- Edges that cup or crack let wind get underneath. One missing shingle exposes the underlayment to sun and rain.
- A home sale or purchase
- A clear roof report helps buyers and sellers agree on condition and avoid surprises late in the process.
- An older roof that has never been checked
- Once asphalt shingles pass fifteen years or so, a periodic look lets you plan ahead instead of reacting to a leak.
How inspection day goes
- 1
A short conversation by phone
When you call, we ask what prompted the inspection, how old the roof is if you know, and whether there is attic access. Then we set a time that suits you.
- 2
Ground walk and careful setup
We study the roof lines from the ground first. Ladders go on stabilizers and are placed away from beds and shrubs, and we wear soft-soled shoes on the roof so we do not scuff the shingles.
- 3
On the roof and in the attic
We work slope by slope and photograph as we go, then check the attic from inside. If you would rather we stay out of the house, we note what we could not see.
- 4
Cleanup and a sit-down walkthrough
Before we leave, we walk the yard and driveway for anything we dislodged. Then we go through the photos with you and explain what is urgent, what can wait and what is fine as it is.
What affects the cost of an inspection
We tell you what the inspection costs when you call, before anything is scheduled. The price depends mostly on how much time the roof and attic take to check properly, and on what kind of report you need.
- Roof size and pitch
- A steep roof or a large two-story home needs more time and safety setup than a low, single-story roof.
- Chimneys, valleys and skylights
- Each feature is another detail to examine closely, and complex roof lines add slopes to walk.
- Attic access
- An easy hatch is quick. A tight or blocked attic takes longer, and some homes have no access at all, which limits what we can see.
- The report you need
- Documentation for a home sale or an insurance claim takes more photos and notes than a routine check-up.
Roof inspection questions
- How long does a roof inspection take?
- Most take one to two hours on site, depending on size, pitch and attic access. We go over the findings with you before we leave, so allow a few extra minutes for that.
- Do I need to be home during the inspection?
- It helps for the attic portion and the walkthrough. If you cannot be there, we can check the exterior on our own and walk you through the photos in a phone call later that day.
- Is the inspection just a way to sell me a roof?
- No. If your roof has good years left, we tell you that plainly. When repairs make sense, we explain them, and our Roof Repair page describes that work. We bring up Roof Replacement only when the age, the decking or the spread of damage calls for it, and the photos show you the reason.
- Are the inspection photos useful if I file a claim with my insurer?
- They often are. Each photo is labeled with where it was taken on the roof, and you are free to share the full set with your insurance company. Deciding what is covered is the adjuster's job, not ours, and we stay out of that role. What we can do is explain each finding in everyday terms, which usually makes the conversation with your insurer easier.
- Will you go up if the roof is wet or icy?
- No. We reschedule when the surface is wet, frosted or icy, both for safety and because walking a slick roof can damage shingles.
Get a clear read on your roof
Let us know what caught your eye, a stain, missing shingles or a recent storm, and pick a day that works. We will look closely, tidy up after ourselves and give you an honest account of what we saw.