Free Roof Inspection in Kansas City

We walk the roof where it is safe to walk it, and where the pitch does not allow that we inspect from ladders and with extended equipment rather than guessing. Each slope is examined on its own, because damage is directional and roofs fail unevenly.

We look at granule coverage and shingle flexibility to establish where the roof is in its life. We check every penetration, pipe boots, vents, exhaust terminations. We check every wall junction and the flashing at it, including whether kickouts are present. We look at valleys, ridge, rakes and eaves. We test for wind-broken sealant. We check the gutters for granule accumulation, which is one of the more honest indicators of how much life a roof has left.

Then, when there is attic access, we go inside and look at the underside of the decking with a light. Staining, rusted nail points, frost, daylight, compressed or blocked insulation at the soffits. Half of what matters about a roof is visible only from that side, and an inspection that skips it is half an inspection.

A written summary in plain English of what we found and what it means, with the photographs attached. Not a sales presentation, a condition report. It tells you what is wrong, what is fine, roughly how much life the roof has left, and what if anything needs attention now versus later.

If nothing is wrong, we tell you that, and that happens regularly. A significant share of the inspections we run end with us telling the homeowner their roof is fine and to call us in a few years. That is a legitimate outcome and it is not a wasted visit for either of us.

The photographs are yours to keep and to show anyone. If you are getting other bids, the documentation makes those bids easier to compare, and we are comfortable with that.

After any significant storm, whether or not you saw damage. After buying a house, before the inspection contingency expires. When your roof passes the fifteen-year mark. When neighbors on your street are having roofs done. Any time you see a stain on a ceiling, granules in a downspout, or a shingle in the yard.

The value of an inspection is almost entirely about timing. A cracked pipe boot found this year is a small bill. The same boot found in three years, after it has been dripping onto decking the whole time, is a much larger one.

When you call or send the form, a person from our Kansas City office sets a time that works for you. You do not need to be home for the exterior part of the inspection, though most homeowners like to be there for the walk-through afterward.

On the day, the inspector checks the roof surface, the flashings, the vents and the gutters, then the attic if you give us access. Within the same visit you get a plain explanation of what we found and photographs to back it up. If work is needed, the estimate follows in writing. If nothing is needed, we tell you that.

Shingles: granule loss, cracking, lifted tabs, hail bruising and how brittle the material has become. Flashing: chimney, wall and valley metal, plus kickouts. Penetrations: pipe boots, exhaust vents and skylights. Ventilation: intake at the soffits, exhaust at the ridge, and signs of trapped heat or moisture in the attic. Decking: soft spots underfoot and staining from below. Drainage: gutters, downspouts and where the water ends up.

That list is the difference between a real evaluation and someone glancing at the roof from the driveway.

For flat and low-slope roofs we inspect seams, curbs, drains, parapets and coping, and look for ponding and soft insulation. Owners and property managers get a marked-up roof plan with photos, which is useful for budgeting, for maintenance contracts and for documenting condition before storm season. See our commercial roofing page for what follows an inspection.

After any hail or high-wind event, before buying or listing a home, when a roof passes roughly fifteen years, or any time you see a ceiling stain. It costs nothing, and catching a failed pipe boot early is far cheaper than replacing the drywall and decking beneath it.

Call 816-572-9500 on the Missouri side or 913-281-6000 on the Kansas side to book. Our office is at 7440 NW River Park Drive in Parkville.