Flower Mound Home › Roof & Wall Work › Roof Inspections
Roof Inspections in Flower Mound
An inspection answers two questions a build year cannot: how old is this roof really, and what shape is it in.
In Brief
A contractor walks the roof where it is safe to, checks the attic side, and gives you photos and a written summary.
In Flower Mound the age of the house says little about the age of the roof, because so many were replaced after June 11, 2023 and so many were not.
An inspection is not an insurance adjustment and is not a home inspection for a sale, though it can inform both.
Who Asks for One
Before closing on a 1990s house
A general home inspector notes the roof from the eave or the ground. A roofer goes further and can estimate remaining life.
Two years after a 2023 re-roof
A check of flashing, boots, vents and fasteners while any labor warranty may still be running.
When an insurer asks about roof age
Insurers ask how old a roof is and may ask for evidence. A dated report with photos is something to hand over. What the insurer does with it is up to the insurer.
What Gets Looked At
- Field shingles: granule loss, cracking, curling, exposed mat, lifted or unsealed tabs.
- Ridges and hips: splits and missing caps.
- Valleys: debris, wear, and how they were built.
- Penetrations: every pipe boot, vent and flue.
- Flashing: at walls, chimneys and any roof-to-roof step.
- Gutters and eaves: shingle grit in the troughs, drip edge, the fascia behind.
- Attic: daylight, stains on the deck, damp insulation, blocked soffit vents.
- Soft metal: dents on vents, flashing and gutters, which record past hail even when shingles have been replaced.
Steep roofs, which are common on the larger two-story homes here, may be inspected partly from a ladder or with a camera on a pole where walking is unsafe.
What You Should Receive
Photographs with a note of where each was taken, a plain statement of the roof's apparent age and condition, a list of anything that needs repair now, and an opinion on how long the rest is likely to last. If the contractor recommends replacement, the photos should make the case without the contractor in the room.
Ask whether the inspection carries a fee and whether it is credited against work. Practices differ between companies.
Questions on This Page
How does a roofer estimate a roof's age?
From the shingle design, how much granule surface is left, how brittle the shingle is, the state of the sealant strips and the age of the vents and boots. It is an estimate; paperwork is better when it exists.
Will the inspector go in the attic?
A thorough inspection includes it where there is access. The underside of the deck shows leaks that have not reached a ceiling yet.
Can I get an inspection for a house I am buying?
Yes, with the seller's permission to access the roof. Arrange it inside your option period.
Arrange an Inspection
Say why you want it: a purchase, a renewal, a 2023 roof, or you just do not know.
Call (469) 933-1247 Use the Form