Roof Inspections & Estimates: what to expect
What a real inspection covers
Field shingles on every slope, ridge and hip caps, all penetrations and flashings, chimney and skylight details, valleys, drip edge, gutters and downspouts, and then the attic, which tells you more than the outside does. Daylight through the deck, damp or stained sheathing, frost on nail tips, compressed or missing insulation, blocked soffit vents and a bath fan discharging into the attic are all found from inside.
Reading an estimate
An estimate worth comparing states quantities, not just a total: squares of shingle, layers of tear-off, linear feet of ridge and valley, count of penetrations, a per-sheet rate for deck replacement, the specific underlayment and membrane products, and the warranty terms. If two Connecticut quotes differ sharply, the difference is almost always hiding in one of those lines.
Inspections for insurance
If you may claim, ask for dated photographs of every finding and an itemised scope you can hand to an adjuster, and ask whether the contractor will attend the adjuster inspection. That is legitimate and helpful. Note the line, though: interpreting your policy or negotiating the claim for a fee is the work of a licensed public adjuster, not a roofer.
Typically included
- Pre-purchase and pre-listing roof condition reports
- Post-storm inspection with dated photographs
- Attic-side moisture, ventilation and insulation check
- Itemised written estimates with quantities
- Documentation formatted for an insurance adjuster
- Remaining-life assessment and repair-versus-replace advice