People in Austin ask for a roof inspection for five reasons. A storm has passed and the neighbors have roofers in their driveways. A house is going on the market and the buyer's inspector will be up there anyway. A house is being bought and the general inspection said only that the roof is near the end of its life. An insurer has asked for a roof condition report before renewing or writing a policy, which is increasingly common on roofs over fifteen years old in Texas. Or the roof is simply twenty years old and the owner would like to plan rather than be surprised.
Whichever it is, the inspection is the same. On the roof: every slope walked where it is safe, shingles checked for granule loss, cracking, lifted tabs and hail bruises, flashings at every wall, chimney, skylight and pipe examined, ridge and vents checked, gutters looked into for granules. In the attic: daylight at vents or nail holes, stains on the decking and rafters, wet insulation, the ventilation path from soffit to ridge. Everything photographed, and the photographs sent to you the same day with a short written summary: the roof's approximate age and remaining life, what needs attention now, what can wait, and what it would cost.
When a buyer, seller, lender or insurer needs a formal letter, a roof condition report on letterhead with the photographs attached can be prepared for a flat fee, credited toward any work that follows. For a storm inspection the summary includes strike counts per test square and the collateral evidence, in the form an adjuster expects; the hail page explains that. For a pre-listing inspection it tells you what a buyer's inspector is likely to flag, so you can fix it or price it rather than negotiate it at the eleventh hour.
How the job is done
Every slope, where safe
Shingles, flashings, vents, skylights, chimneys and gutters examined by hand, not from the ground with binoculars.
The attic too
Daylight, stains, wet insulation and the ventilation path checked from below, because half of what a roof is doing shows there first.
Photographs, same day
A full photo set sent to you that day, with a short plain summary of condition, remaining life and anything that needs doing.
Storm format when needed
Test squares, strike counts and collateral photographs in the form adjusters use, ready for a claim decision.
Written letter on request
A roof condition report for a buyer, seller, lender or insurer, for a flat fee credited against any later work.
No obligation attached
The inspection is free whether or not any work follows, and nobody will call three times a week afterward.
What roof inspections costs around Austin in 2026
| Item | Planning range | Depends on |
|---|---|---|
| Roof and attic inspection with photo set | Free | Any roof, any reason |
| Storm inspection with test squares and collateral | Free | After hail or wind |
| Written roof condition report on letterhead | $150 – $300 | Credited toward any work; same-week turnaround |
| Pre-listing inspection and repair list | Free | Repairs priced separately |
| Insurer-requested condition report | $150 – $300 | Format the carrier asks for |
| Follow-up inspection after a repair elsewhere | Free | Second opinion |
| Drone photographs of a steep or fragile roof | Included where needed | Tile, slate, very steep pitches |
| Annual check for a roof past fifteen years | Free | Book before the spring season |
These are 2026 planning ranges for Travis, Williamson and Hays counties, not quotes. The figure that binds anyone is the itemized sheet written after the inspection, good for 30 days, with materials, labor, decking, flashing, permit and disposal on their own lines. The inspection itself is free.
On the roof
Questions about roof inspections
Why would a roofer inspect for free?
Because some inspections turn into work, and the ones that do not still earn a referral. You are under no obligation, and you will not be told a sound roof needs replacing to make the visit pay.
Do you walk tile and metal roofs?
Metal, yes, with care at the seams. Clay and concrete tile breaks underfoot, so those are inspected from the edges, the attic and with a drone.
How soon can you come after a storm?
Usually within a few days; active leaks are seen first. After a widespread event the list is long, so call early and say whether water is coming in.
Will the report satisfy my insurer?
A roof condition report with photographs, the approximate age, the material and the remaining life is what carriers are asking for before renewal. If your carrier has a specific form, send it and it will be completed.
I am buying a house. Can you inspect before closing?
Yes, with the seller's permission to access the property, and in time for your option period. You get the photographs and a written view of remaining life and likely costs to take into the negotiation.