Free roof inspections in Horsham and Montgomery County

When is it worth getting a roof inspected?

• You're buying a house. The general home inspector looks at the roof from the ground or a ladder. A roofer walks it and goes into the attic. Knowing the roof has two years left, not ten, is worth knowing before you sign.
• After a big storm. Wind and hail damage often can't be seen from the ground. If there's damage, photos taken soon after the storm help with an insurance claim. See storm damage repair.
• Your roof is 15 years old or more. That is when shingles, vent boots and sealant usually start to give. A look now lets you plan a replacement instead of reacting to a leak.
• You've seen a warning sign. A ceiling stain, granules in the gutters, shingles in the yard, or a musty attic.
• You're selling. Better to know what a buyer's inspector will find before they find it.

Water coming in right now is not an inspection call. That is emergency roof repair, and we answer 24/7.

What we check on the roof and in the attic

On the roof

• Shingles: granule loss, curling, cracking, lifted or missing tabs, and nails backing out.
• Flashing: the metal at chimneys, walls and skylights. This is where most leaks start, and where we find old repairs that were just caulked over.
• Vent pipe boots: the rubber collars around plumbing vents crack after years in the sun.
• Valleys: where two slopes meet and all their water runs through one channel.
• Ridge and vents: ridge cap, ridge vent, box vents and anything else that goes through the roof.
• Gutters, soffit and fascia: clogs, sagging, and rot in the trim board behind the gutter.

In the attic (if we can get in)

• Water stains or dark spots on the underside of the roof boards
• Soft, sagging or delaminated decking
• Daylight around pipes, the chimney or nails
• Signs of poor ventilation: frost on nails in winter, mold, a stuffy, overheated attic in summer
• Insulation blocking the soffit vents

Help us help you: Clear a path to the attic hatch before we arrive, and jot down anything you have noticed, with dates if you remember them: where the stain is, which storm, which room smells damp.

What you get from a free inspection

1. Photos of what we found. Close-ups of anything wrong, so you can see the problem, not just take our word for it.
2. A plain explanation. What's wrong, what caused it, and what can wait. If a past repair was done badly, we will say so.
3. An honest call on repair versus replace. Our rule of thumb: once a repair would cost more than about 30% of a new roof, the money is better spent on replacement. Under that line, we will recommend the repair.
4. A written estimate, only if you need one. Free, line-item, before any work starts. No pressure to decide on the spot.

Sometimes the answer is that the roof is fine. We'll tell you that too.

A five-minute roof check you can do yourself

Do this twice a year, and after any big wind or hail storm. Stay on the ground; you can see most of what matters from the yard and the attic.

1. Walk around the house. Look for shingles or pieces of shingle in the grass and beds.
2. Use binoculars on each slope. Look for missing tabs, curled edges, bald patches and anything lifted at the chimney.
3. Check the downspouts. A pile of sandy granules at the bottom means the shingles are shedding their coating.
4. Go into the attic with a flashlight. Ideally on a rainy day. Look for wet wood, drip marks on rafters and daylight around pipes.
5. Check the ceilings upstairs. Especially below the chimney, skylights and bathroom vents.

Found something? Call and book a free inspection. Found nothing? Good. Keep the gutters clean and check again in six months.

What it usually costs

The inspection itself is free. If we find work, these are typical ranges for what follows; your written estimate gives the actual number.

• Roof Inspection: Free
• Roof Repair: $350 – $2,500
• Roof Replacement: $6,500 – $18,000

Questions we get asked

How much does a roof inspection cost?

Nothing. Our roof inspections are free, and you get photos of what we find. If work is needed, we give you a free written, line-item estimate, with no pressure to book.

What do you check during a roof inspection?

Shingles, flashing at chimneys, walls and skylights, vent pipe boots, valleys, ridge and vents, and the gutters, soffit and fascia. If we can get into the attic, we check the underside of the roof boards for water stains, soft spots, daylight and ventilation problems.

Should I get a roof inspection before buying a house?

Yes, it's worth it. A general home inspector usually looks at the roof from the ground or a ladder, while a roofer walks it and checks the attic. Knowing how much life the roof has left helps you plan and negotiate.

How often should I have my roof inspected?

Once your roof is around 15 years old, a yearly look is sensible, plus after any big wind or hail storm. On a newer roof, a check after major storms and your own look from the ground twice a year is usually enough.

Can a roof inspection help with an insurance claim?

It can. We photograph and document storm damage, write the scope of work and can meet your adjuster at the house. Your insurer decides whether the claim is paid.

Will you try to sell me a new roof?

No. If the roof only needs a small repair, or nothing at all, that's what we'll tell you. We use a simple rule: replacement only makes sense once a repair would cost more than about 30% of a new roof.

Related pages

• Roof Repair: Leaks, missing shingles, flashing and vents. We fix the problem and tell you honestly how much life the roof has left.
• Roof Replacement: Full tear-off and new roof when repairs stop making sense. Written, line-item estimate before anything starts.
• Storm Damage Repair: Wind, hail and fallen limbs. We document the damage with photos and work with your insurance adjuster.
• Emergency Roof Repair: Active leak or storm damage? Call any time, day or night. We tarp it to stop the water, then make the permanent fix.
• Shingle Roofing: Architectural asphalt shingle repair and installation, the roof on most homes around here.
• Gutter Cleaning: Clogged gutters cleared and downspouts flushed, with a quick look at the roof while we are up there.
• Horsham: Home base. Our shop is here.
• Maple Glen: Established neighborhoods minutes from our shop.
• Dresher: Colonials and split-levels across Upper Dublin.
• Hatboro: Borough homes and older twins right next door to Horsham.
• Willow Grove: Post-war Capes, ranchers and splits on their second or third roof.
• Ambler: Older borough homes with steep roofs and plenty of flashing.
• Chalfont: Borough and surrounding townships in central Bucks.
• Montgomery County: Where we do most of our work, from Horsham out across the county.
• Bucks County: Warminster, Doylestown, Newtown, Yardley, Chalfont and everywhere in between.