A roof inspection in Washington tells you exactly what your shingles, flashing and underlayment are doing before a small problem becomes a five-figure replacement. We inspect homes, rentals and commercial buildings across the state, from Vancouver to Burlington. Whether you are buying a house, filing an insurance claim or just heard a drip in the attic, our roof inspection services in Washington give you photos, a written summary and a straight answer about what needs fixing now and what can wait.
A roof inspection in Washington is a top-to-bottom evaluation of your roof system: shingles or metal panels, underlayment, ice and water shield, flashing, ridge vents, fasteners, gutters and the decking underneath. We walk the roof when it is safe, then check the attic side for staining, daylight and soft spots. You get photos of every problem area, a written summary of what we found, and a clear recommendation on repair versus replacement. Nothing gets sold to you that your roof does not need.
Washington roofs take a beating that roofs in dry states never see. Nine months of rain, moss growth on north-facing slopes, wind damage off the coast and hail damage east of the Cascades all shorten shingle life. That is why we recommend a Washington roof inspection every 12 to 18 months, and always after a major storm. If you have been searching for a professional roof inspection near me in Washington and want someone who actually gets on the roof instead of eyeballing it from the driveway, that is the job we do.
Every inspection we run covers the full roof system, inside and out. Here is what you get on a standard visit, and what we quote separately if you need it.
We walk every safe slope and inspect shingles, metal roofing panels, ridge caps, fasteners and sealant. Loose or missing shingles, granule loss and lifted tabs get photographed and noted with location.
Chimney flashing, step flashing, valley metal, pipe boots and skylight seals are the most common leak points on Washington roofs. Each one gets checked by hand and documented.
We inspect the underside of the deck for staining, rot and daylight, and confirm ridge vents and soffit vents are actually moving air. Poor ventilation cooks shingles from below and shortens roof life.
Clogged gutters push water under the roof edge and into fascia. We check flow, look for granule buildup that signals shingle wear, and note any ice dam history along the eaves.
You receive a labeled photo report, remaining service life estimate and a fix-now, fix-later, or monitor ranking for every finding. Insurance and real estate versions are formatted for adjusters and lenders.
If work is needed, you get line-item pricing before anything is scheduled. No bundled mystery quotes, no pressure to sign on the spot. You decide what to fix and when.
Call or book online and we schedule a two-hour window that works around your job. You get a text when the inspector is on the way. Same-week appointments are standard, and we run emergency inspections after storms seven days a week.
The inspector suits up in a roof safety harness, sets a ladder stabilizer and walks every accessible slope. We check shingle tabs, ridge caps, pipe boots, step flashing, chimney counter-flashing and gutter flow, then photograph anything cracked, lifted, rusted or missing.
Inside, we look for water staining on rafters and sheathing, daylight through the deck, soft spots underfoot and blocked soffit vents. This is where we confirm whether a stain is an active leak or old damage from a repair that already happened.
Within 24 hours you get a written report with labeled photos, remaining service life estimate and a repair-versus-replace recommendation. If you are filing a claim, we format the findings the way adjusters expect to see them.
We go over the report with you by phone or on site, answer every question and hand you itemized pricing if work is needed. No pressure, no limited-time discounts. You decide what to do and when.
Purpose-built equipment, used by trained technicians — so the job is done accurately the first time.
Keeps our inspectors safe and stable on steep pitches and wet shingles, so every slope gets walked properly instead of inspected from the gutter line.
Used to lift shingle tabs and check flashing and underlayment underneath without tearing the roof apart during the inspection.
Lets us measure damaged slope areas accurately for insurance documentation and repair pricing.
For test cuts and sample checks on underlayment and membrane when we need to confirm material condition below the surface.
Clears debris, needles and moss from valleys, gutters and roof-to-wall intersections so we can see the actual roof surface.
Used during same-visit repairs to refasten lifted shingles and reattach flashing to manufacturer spec.
A homeowner in Bothell had a spreading ceiling stain and two replacement quotes in hand. The roof was 11 years old and otherwise sound. Nobody had checked the pipe boots.
The stain was dry within a week and the roof passed a follow-up inspection the next spring with no new findings.
A June hailstorm hit a Kennewick neighborhood. One homeowner's insurer initially denied the claim, saying the shingles looked fine from the ground and there was no documented damage.
Our inspection photographed 40-plus impact marks across three slopes and measured 1,200 square feet of damaged shingle. The claim was reopened and approved, covering a full slope replacement.
A Centralia homeowner had thick moss across the north slope and granules washing into the gutters. Two contractors said the roof was finished and quoted full replacement.
The roof was re-inspected a year later and still had an estimated eight years of service life.
Most of what we catch on Washington roofs started small and stayed invisible for a season or two. Here are the ones we see most.
Ask a pro →We trace the leak from the attic side and the roof side at the same time, checking flashing, valleys and penetrations until we find the true entry point. Then we repair it and verify with a water test before we leave.
We remove moss without pressure-washing the shingles, treat the slope to slow regrowth, and clear the debris that feeds it. Annual maintenance keeps north slopes clean and shingles intact.
We inspect within days of the storm, photograph every impact and damaged slope, measure the affected area and hand you claim-ready documentation. Then we repair to code once the claim is approved.
We replace failed step flashing, counter-flashing and pipe boots with new metal and proper sealant, then verify the repair with a hose test. Most flashing jobs are done in one visit.
Priced by scope — schedule a consultation for a written estimate.
In 2026, typical pricing for a roof inspection in Washington varies by visit type, from a standard residential visit to a full commercial or real estate report. What moves the number is roof size, pitch, building height and whether you need formal documentation for an insurer or lender. We quote before we schedule, so there is never a surprise on the invoice. An inspection that catches a repair is the best money you will spend on your roof this year.
An inspection costs a fraction of a single repair and a tiny fraction of a replacement. Finding one failed flashing early routinely saves thousands, and the report gives you leverage in insurance claims and real estate negotiations.
A 1,500 square foot ranch is a quick visit. A steep 4,000 square foot roof with multiple valleys and dormers takes longer and may need harness work on every slope.
Two-story homes, steep lots and buildings over three stories require more setup, ladder staging and safety equipment, which adds time to the visit.
A verbal walk-through with photos is included for most homes.
Asphalt shingles inspect quickly. Metal roofing panels, TPO membrane and EPDM membrane systems need seam and fastener checks that take longer on larger roofs.
Every 12 to 18 months, plus after any storm with hail or sustained winds over 50 mph. Washington's wet climate and moss growth age roofs faster than dry states, so annual checks are the norm here. If your roof is over 15 years old or you have never had it inspected, book one now. A two-hour visit catches problems while they are still cheap to fix.
Standard inspections for residential roofs are available by consultation. You pay for inspections mainly when a full written report is needed for real estate, insurance or commercial property, and those are priced by roof size and building height. Repair pricing is separate and always itemized before we start.
We check shingle condition and granule loss, flashing failure at chimneys and walls, pipe boot cracks, moss growth, clogged gutters, ice dam history, ridge vent function and attic-side water staining. We also look at the decking for sagging roof or roof rot. Every finding is photographed and ranked by urgency so you know what needs attention first.
Yes, that is the main reason people call us. We trace roof leaks to their entry point by checking flashing, valleys, penetrations and underlayment, then confirming inside the attic. A stain on your ceiling is often 10 to 20 feet from the actual breach. Finding the source stops you from paying for the same repair twice.
Our inspectors cover Washington from the coast to the Columbia Basin. Whether you need a quick residential check or a full commercial roof inspection Washington-wide, we schedule visits in every region of the state. Here are some of the communities we serve most often.
Roof InstallationIf your inspection shows the roof is at the end of its life, we install new GAF, Owens Corning or CertainTeed systems with manufacturer warranties. The inspection report becomes the scope of work, so nothing gets missed.Explore →
Roof ReplacementFull tear-off and replacement for roofs beyond repair. We handle decking repair, ice and water shield, underlayment and flashing in one job. Most Washington homes are done in two to four days.Explore →
Roof RepairTargeted fixes for missing shingles, flashing failure, cracked pipe boots and small leaks.Explore →
Roof MaintenanceAnnual tune-ups that clear debris, remove moss, reseal flashing and check fasteners. Maintenance is how you stretch a 20-year roof to 25 or 30 years in this climate.Explore →
Residential RoofingEverything from single-family homes to duplexes and rentals. A residential roof inspection Washington homeowners book with us covers the whole system, not just the shingles you can see from the street.Explore →
Commercial RoofingFlat and low-slope systems including TPO membrane and EPDM membrane. A commercial roof inspection Washington property managers schedule includes membrane seams, drains, curbs and rooftop equipment flashing.Explore →
Emergency Roof RepairStorm tore off shingles at 9 p.m.? We tarp and stabilize the roof the same night, then return for permanent repairs once the weather clears. Call for emergency service any day of the week.Explore →
Storm Damage Roof RepairWind damage and debris strikes documented with photos for your claim, then repaired to code. We work directly with adjusters so you are not stuck translating roof damage into insurance language.Explore →Residential inspections, same-week appointments and honest findings you can act on. Call now and we will get eyes on your roof before the next storm does.
Book Inspection +18325202787 →Call us to schedule a consultation. Our phone line is answered during business hours for leaks, storm damage and emergency tarp-overs, and regular estimates get scheduled within one business day. Tell us your address and what the roof is doing, and we will get a crew out to take a look.