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Most roof failures are not sudden. A pipe boot starts cracking in year 8, the flashing lifts a quarter inch in year 10, the deck stays slightly wet under the lifted shingle in year 11. By year 13 there is a stain on the ceiling and a $14,000 estimate. A $400 annual inspection in years 7 through 15 catches each of those before they become a claim.
A 25-year shingle should last 25 years. In Dallas, the average asphalt roof comes off at 18 to 20 years because small issues went uncorrected. Lifted shingles in year 9 let UV degrade the underlayment by year 11. Cracked sealant in year 10 lets a slow leak rot the decking by year 13. The roof was never going to fail at the shingle level. It failed at the parts no one looked at.
The pitch on this page is not maintenance plans or upsells. It is one annual photo-documented inspection by a project manager who has been on Dallas roofs for years. Most visits finish with a clean report and a $50 sealant refresh. Some catch a $400 flashing repair that prevents a $14,000 replacement. The first kind of visit pays for itself in confidence. The second kind of visit pays for itself in dollars.
Inspections take 45 to 60 minutes. We walk the roof, photograph everything, and document conditions you can hand to a buyer, an HOA, or an insurance adjuster five years from now.
Granule loss, lifting, cracking, missing tabs. Hail bruising you may have missed. Wind damage that resealed imperfectly.
Chimney step flashing, vent pipe boots, skylight perimeters, valley flashing. The single most common source of leaks.
Roofing sealant degrades in Texas sun. We check exposed nail heads, vent collars, and chimney counter flashing and refresh as needed.
Ridge vents, turtle vents, gable vents. We verify they are intact and that intake matches exhaust (a common cause of attic moisture issues).
Clogged gutters back water up under the eaves. We check for debris, sagging, downspout function, and signs of water staining on the fascia.
When access is available, we check the underside of the deck for moisture, leak staining, daylight, and ventilation issues. Catches problems the roof surface does not show.
Most homeowners learn more from a 45-minute photo-documented inspection than they did from the day their roof was installed. Tell us about your home and we will book the visit.
