A roof inspection is a close look at the roof covering, flashing, penetrations, drainage and, where access allows, the attic, ending in photographs and written findings you keep. For homeowners in our service area, our roof inspection in Annapolis is free and carries no obligation to book any work.
Most people call for one of four reasons: a stain or a drip they want explained, a storm that may have damaged the roof, a house sale or purchase, or a roof that is getting older and they want to know how long it has left. Each of those calls for slightly different attention, and we will ask which applies when you book.
What we check on the roof and in the attic
An inspection follows the water. Shingles shed most of it, but leaks almost always start where the roof changes direction or where something passes through it.
- Roof covering.
Missing, lifted, cracked or creased shingles, heavy granule loss, exposed fasteners and soft or uneven areas underfoot.
- Flashing.
Chimney flashing, step flashing where a roof meets a wall, valley metal, drip edge and the seals around skylights.
- Penetrations.
Pipe boots, exhaust and bath fans, plumbing vents and any old abandoned openings.
- Drainage.
Gutters, downspouts and the roof edge, including where downspouts from an upper roof empty onto a lower one.
- Attic, where accessible.
Daylight through the decking, staining or wet insulation, frost or condensation marks and blocked soffit vents.
We photograph what we find and note anything we could not reach. If a gutter or siding issue is part of the water path, we say so and point you to the relevant gutter installation or siding work rather than folding it quietly into a roof quote.
What the written findings tell you
The findings are meant to answer the question you actually have. As a roofing company in Annapolis that also does the repair and replacement work, we know the inspection is only useful if it is honest about the roof not needing us.
| Finding | What it usually means |
|---|---|
| No defects found | A dated baseline. Re-check after major storms or in a few years. |
| Isolated defect | A targeted roof repair in Annapolis is likely the right next step. |
| Widespread wear or recurring leaks | Worth comparing another repair with a measured roof replacement estimate. |
| Possible storm damage | Document it, then talk to your insurer about storm damage repair and claims. |
Each finding comes with photographs, so you can see the problem for yourself rather than take it on trust.
Signs it is time to have the roof looked at
Some problems announce themselves. Others are only visible to someone standing on the roof or in the attic. Book an inspection when you notice:
- A ceiling or wall stain, even a small one that has dried out.
- Shingle pieces or a heavy layer of granules in the gutters or at the bottom of downspouts.
- Daylight or damp insulation in the attic.
- Shingles that look lifted, curled or a different color after high wind.
- Moss, heavy algae streaks or debris collecting in valleys on a shaded roof.
- Any roof you know little about, such as one on a house you have just bought.
If water is coming in right now, do not wait for an inspection slot. Call (410) 348-8473; we take calls 24/7 for active leaks.
Roof inspections for home sales and purchases
A roof is one of the largest costs a buyer can inherit, so it is often the first thing a home inspection flags. General home inspectors frequently assess roofs from the ground, a ladder or a drone, and their report will usually recommend a roofer for anything uncertain.
Our inspection gives buyers and sellers a closer, documented look: photographs of the flashing and penetrations, attic observations and a plain statement of whether the roof needs repair, replacement or nothing yet. We also provide roof certification for real estate transactions: a written statement of the roof’s condition and estimated remaining service life, based on the inspection. If your lender, insurer or the other party needs specific wording or a particular form, tell us when booking so we can confirm we can provide it in that format.
For older homes near the water or in the Historic District, it also helps to know early whether replacement would need extra approvals. Our guide to Historic District roofing and HPC approval covers what that involves.
Roof cleaning, moss removal and roof coating
Inspections often turn up maintenance rather than repairs. We handle the common ones:
- Roof cleaning.
Algae streaks and debris are removed with low-pressure, product-appropriate cleaning. Pressure washing strips the granules that protect shingles, so we do not use it on asphalt roofs.
- Moss removal.
Moss holds water against the roof and lifts shingle edges. We remove it gently, treat the area and check for shingles it has already damaged. Shaded lots, like many described on our Arnold roofing page, are where moss grows fastest.
- Roof coating.
On flat roofs and older metal roofs that are weathered but sound, an elastomeric coating can seal minor cracks and extend service life. Our flat roofing page explains when coating is and is not appropriate.
After a storm: inspect before you file
After high wind or hail, an inspection gives you a record of the roof’s condition before you talk to your insurer. Our photographs and findings can support that conversation, but the insurer decides coverage, and we will not promise a claim outcome. Our guide on whether insurance covers roof replacement in Maryland explains depreciation, deductibles and what adjusters look for.
Booking your inspection
Call or use the form on this page with your address and a short description of why you want the roof checked. We book most estimates within 48 hours. Let us know about attic access, pets, gates or a steep driveway so we can plan the visit, and whether you want to be home to walk through the findings.
We inspect roofs across Annapolis and nearby Edgewater, Severna Park, Arnold, Crofton and Davidsonville. The full list is on our service areas page.
