3 months ago
I had a great experience with Scarlet Roofing. Their team was extremely knowledgeable, professional, and easy to work with from start to finish. They took the time to answer my questions, explain the work being done,…
Roof Inspection
Know Exactly Where Your Roof Stands
A roof inspection should answer one question clearly: what shape is my roof in, and what should I do about it. Most homeowners only think about their roof when water shows up inside. By then, a small fix has often become a bigger one. An inspection catches the quiet problems early, when they are still cheap to solve.
We do not do drive by estimates. We climb the roof and walk it, check the attic, photograph everything worth noting, and give you a straight answer in plain language. If your roof is fine, we will tell you that too. Plenty of our inspections end with nothing to do, and we are happy to say it.
We are based in Surrey and inspect homes across Vancouver and the Lower Mainland, so we know what our rain, moss and wind do to roofs here, and what to look for on local housing stock.
A Full Roof Health Check, Documented
The same thorough checklist on every visit, whatever brings us out.
- Full surface and flashing check. Shingles or membrane, valleys, skylights, chimneys and vents inspected for wear, damage and age.
- Attic and ventilation review. Checked for moisture, staining, insulation gaps and airflow problems that quietly shorten roof life.
- Moisture and leak tracing. If there is a leak, we trace it to its source instead of guessing, using the attic and the roof together.
- Photo report you keep. A clear dated set of photos showing what we found, for your records, your buyer, or your insurer.
- Honest, no pressure recommendation. A straight answer on whether you need repair, replacement, maintenance, or nothing at all.
The Checklist
What Our Roof Inspection Covers
Every inspection follows the same checklist. Nothing gets skipped because the roof looks fine from the ground.
On the roof
Covering condition. Shingle granule loss, curling, lifting, cracked or missing pieces. On flat sections: membrane blisters, seam condition and ponding.
Flashings. Chimneys, skylights, vents, valleys and wall junctions. These are the most common leak sources on any roof.
Penetrations. Vent pipes, exhausts and mounts checked for cracked seals and movement.
Drainage. Gutters, downspouts and roof drains checked for blockages and proper fall. See our gutter installation page if drainage needs work.
Moss and debris. Growth holding moisture against the surface, and debris trapping water in valleys. Our moss removal cost guide explains what treatment runs.
In the attic
Ventilation. Intake and exhaust balance, blocked soffits, and bath fans venting into the attic instead of outside.
Moisture. Staining on sheathing, damp insulation and rust on nails, all signs of condensation or active leaks.
Structure. Sagging areas, daylight through boards, and any previous repair work worth knowing about.
Insulation. Gaps and thin spots that drive condensation in winter and heat loss year round.
If anything needs a closer look, we say so and explain why, in plain language. Leaks around skylights get particular attention, since flashing failures there are common; our skylight replacement page explains what we look for.
Timing
When to Book an Inspection
You do not need an inspection every season. You need one at the right moments.
Every fall, before the rain
One inspection a year, ideally in fall before the wet season, catches summer damage before winter exploits it.
After a major windstorm
Our coastal windstorms lift shingles and break seals. A quick check after a big blow stops small damage from becoming a leak.
When buying a home
A pre purchase inspection tells you what you are inheriting and gives you real numbers for negotiation.
When selling a home
A pre listing inspection removes the roof as a surprise in the buyer's inspection and strengthens your position.
As the roof nears 15 to 20 years
Most roofs start showing their age in this window. An inspection tells you how much life is realistically left.
After nearby tree work or construction
Falling branches, scaffolding and heavy equipment can all damage a roof without anyone noticing at the time.
Pricing Guidance
What an Inspection Costs in the Lower Mainland
Straight answer first: our inspection is free, with no obligation. If we find work that needs doing, you will get a written itemized quote. If everything is fine, you get that answer plus a photo report, and we shake hands.
For context, here is what inspection services typically charge in our market:
| Inspection type | Typical market range | Our approach |
|---|---|---|
| Standard residential inspection | $150 to $350 | Free, no obligation |
| Pre purchase inspection with report | $200 to $400 | Free, with written findings |
| Drone assisted steep roof inspection | $250 to $450 | Included where needed, still free |
Market ranges are general guidance for the Lower Mainland. Our inspections are free with no obligation, and any recommended work is quoted in writing before anything is booked.
Your Report
Inspection Reports: What You Receive
You do not get a vague verbal summary. You get a written report with dated photos of everything we found, a plain language condition rating for each area of the roof, and recommendations sorted by priority: what needs attention now, what to plan for soon, and what to simply monitor.
Where work is recommended, the report includes realistic cost bands so you can budget before you ever see a formal quote. The report is yours to keep, share with a buyer or seller, or hand to your insurer. No jargon, no scare tactics, just a clear picture of where you stand.
If you are comparing quotes from other roofers, the report also gives you an independent baseline, so you can judge for yourself whether a recommended repair or replacement is genuinely needed.
Real Estate
Buying or Selling? Inspection for Real Estate Decisions
For buyers, the roof is one of the most expensive unknowns in a purchase. Our pre purchase inspection gives you the roof's real condition, its likely remaining life, and what repairs or replacement would cost, all documented with photos you can put in front of the seller or use in negotiation.
For sellers, a pre listing inspection takes the roof off the table as a deal breaker. When the buyer's inspector comes through, there are no surprises, and you have our report to show the roof has been professionally assessed. In this market, that confidence is worth real money.
We work with realtors across Surrey and Vancouver regularly, and our reports are written to fit the transaction timeline, clear enough to forward directly.
Insurance
Inspections for Insurance and Storm Claims
After a windstorm or a falling branch damages a roof, your insurer needs to see two things: that the damage is sudden and storm related rather than wear and tear, and what it will cost to fix. Our inspection documents both, with dated photos and a written description of the cause.
That is what adjusters actually look for: a clear date of loss, visible storm causation, and a professional repair scope. We have helped many homeowners through this process, and our reports are written with claims in mind from the start.
One honest note: if the damage is simply age and wear, we will tell you that too, before you file a claim that will not succeed. Our roof repair and maintenance page explains how storm repairs work once a claim is approved.
Drone Inspections
Drone Inspections for Steep and Complex Roofs
Some roofs are too steep, too fragile, or too complex to walk safely. For those, we use drone imaging to capture high resolution views of every slope, valley and flashing detail without risking damage to the roof or the inspector.
A drone is a tool, not a replacement for hands on work. It cannot feel soft decking underfoot or check an attic. So we combine approaches: drone imagery where walking is unsafe, boots on the roof everywhere else, and the attic check regardless. You get the complete picture either way.
Next Steps
What Happens After the Inspection
Every inspection ends with an honest triage, in plain language: monitor it, maintain it, repair it, or replace it. Most roofs land in the first three, and we will show you the photos behind the call. When monitoring is the answer, we note exactly what to watch and when to call us back, so nothing slips through the cracks.
If maintenance or repair is the answer, you get a written itemized quote and can book at your pace. If replacement is the honest recommendation, we will explain exactly why, then point you to our roof replacement page so you can read the full picture before deciding. There is never any pressure to book on the spot.
Related Services
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Roof Inspection FAQs
Questions About Roof Inspection
Our inspection is free, with no obligation and a photo report included. For comparison, standalone detailed inspections in the Lower Mainland typically run $150 to $350. If we find work that needs doing, you will receive a written itemized quote before anything is booked.
Once a year, ideally in the fall before the rain sets in, plus after any major windstorm. If your roof is approaching 15 to 20 years old, annual checks matter even more, since that is when most roofs start showing their age.
The full checklist: roof surface and flashing condition, valleys, penetrations, gutters and drainage, moss and debris, plus an attic check for ventilation, moisture and insulation issues. Everything worth noting is photographed and included in your written report.
Yes. Every inspection comes with a written report and dated photos, condition ratings, and recommendations sorted by priority: now, soon, or monitor. It is yours to keep, share with a buyer or seller, or hand to your insurer.
Yes. After storm damage, our report documents the cause with dated photos and a professional repair scope, which is exactly what adjusters need to see. If the damage is simply wear and tear, we will tell you honestly before you file.
Where they add value. Drones are ideal for steep, fragile or complex roofs that cannot be walked safely. Everywhere else we inspect on foot, and we always check the attic. You get the complete picture either way.
Most single family homes take 30 to 60 minutes on the roof, plus a quick attic check where it is accessible. Larger or more complex roofs can take a little longer. We will give you a time estimate when you book.
Not Sure What Shape Your Roof Is In?
Book a free, no obligation inspection with a full photo report.
Client Feedback
What Lower Mainland Homeowners Say About Us
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