When to have the roof inspected
Once a year in early spring is the baseline. Add an inspection after any hailstorm with stones larger than a dime, after any wind event that took shingles off neighboring roofs, before listing a home for sale, and before buying one. If the ceiling shows a stain, that is an inspection too, and a prompt one.
Homeowners in Broomfield subdivisions built before the mid-nineties should be especially diligent, since many of those roofs are on their second or third life.
What we look at
On the roof: shingle condition and granule loss, hail bruising, wind-lifted tabs, nail pops, the condition of every pipe boot and vent, flashing at chimneys and walls, valleys, ridge caps, skylights, and the drip edge. In the gutters: granule buildup and dents. In the attic where accessible: moisture staining, daylight, insulation depth and ventilation.
Each item is photographed. You see the roof from where we stand, not from the driveway.
What you get
A short written report with the photos, a plain-language description of what we found, and a recommendation: nothing needed, a specific repair with a quote, or a replacement conversation with the reasoning laid out. For hail inspections we include hit counts per test square so the report can go straight to an adjuster.
There is no obligation attached. Many inspections end with a clean report.
Inspections for home sales
A general home inspector looks at the roof briefly and from the ground or a ladder. A roofing inspection is more detailed and is often what a buyer, seller or lender needs when the general report raises questions. We provide a roof condition letter that describes the roof's remaining life and any needed work.
Sellers in Broomfield who have an inspection done before listing avoid the last-minute negotiation that a surprise roof finding creates.
Why local eyes matter
Knowing what Front Range hail, wind and UV do to a roof lets us tell storm damage from ordinary wear, which is the difference between a valid claim and a denied one. It also lets us spot the installation shortcuts common in this area and warn you before they cause trouble.
An inspection is only as good as the experience behind it, and ours comes from roofs in the same neighborhoods as yours.