Roof inspection, Royal Oak: roofer in a safety harness photographing the flashing where a brick home's shingle roof meets the dormer wall

Roof inspection in Royal Oak, MI

Storm damage, a ceiling stain, a house purchase or an aging roof? What a roofer checks on a roof inspection, when one is worth booking, and what the report should tell you.

  • When to book: hail, a leak, a house purchase
  • Shingles, flashing, vents and the attic
  • What the inspection report should include

What a roofer checks on a roof inspection

A thorough roof inspection on a Royal Oak house covers the outside of the roof and the attic under it:

  • Shingles: curling, cracking, missing or lifted tabs, granule loss and hail bruising
  • Flashing: at the chimney, walls, skylights and valleys, common leak points on older homes
  • Pipe boots and vents: cracked rubber collars, and whether intake and exhaust ventilation are balanced
  • Gutters and drip edge: blockages, sagging, and water running back under the roof edge
  • The attic: water stains, damp insulation, daylight through the boards and dark spots on the decking and rafters
  • The decking: soft or sagging spots that point to rot underneath
  • Layers: how many roofs are already on the house, which decides whether a tear-off is needed

When to book a roof inspection

Hail damage and roof inspections for insurance

NRCA suggests an extra inspection after severe weather such as a hailstorm. If you plan to claim, call your insurer first, as Michigan's insurance regulator (DIFS) advises. The insurer's adjuster inspects for the claim, is paid by the insurance company and shouldn't ask you for payment. DIFS also notes that a policy covers only the damaged part of the roof; the insurer isn't required to replace all of it. A roofer's inspection gives you your own estimate to compare. The hail damage and insurance claims guide covers the claim.

A leak or ceiling stain

Water travels before it shows, so the source has to be traced from the attic and the roof. Say whether the stain follows heavy rain or snowmelt. The roof leak repair page covers the usual causes and what to do while you wait.

Buying or selling a house

A general home inspection looks at the roof, but in less depth than a roofer. If it flags the roof as worn or the flashing as suspect, a roofer's inspection puts a price on the work. See roof inspection before buying a home for what a home inspector checks and what each inspection costs.

Before winter, or as the roof ages

A fall check catches lifted shingles and loose flashing before snow and ice dams arrive. As a roof nears the end of its expected life, an inspection helps plan the replacement rather than react to a leak. See how long a shingle roof lasts.

What the roof inspection report should include

  • Photos of each problem, with where it is on the roof
  • What's wrong and what caused it, in plain terms
  • Whether it's a repair or a replacement, with a price for each if both are realistic
  • How many layers are on the roof, and the condition of the decking where it could be seen
  • Attic findings: ventilation, insulation and any signs of moisture

Keep the report with the dates of earlier work in a roof maintenance record, so the next roofer can see what was found last time.

What a roof inspection costs

Most local roofers advertise free inspections when they're pricing work. Guns and Hoses Roofing, in Keego Harbor, publishes a $75 fee that it charges only if you decline its recommended repairs at that visit, and HomeAdvisor puts the national average at $257. The roof inspection cost guide has drone, infrared and roof certification prices.

Storm chasers and roof inspection scams

Michigan's Attorney General lists "A problem is discovered upon a 'free inspection'" among the warning signs of home repair scams, along with contractors who show up after a storm and pressure you to decide on the spot. Ask for photos of anything found, and get a second opinion before agreeing to a replacement.

When a roofer is paid $600 or more for the whole job, labor and materials included, Michigan requires a LARA license that covers roofing, and splitting the job into smaller contracts doesn't get around it. How to check a roofer's license in Michigan explains the lookup and your rights if you sign at the door.

Inspect from the ground

NRCA advises assessing roof damage from ground level and leaving closer inspection to a professional roofing contractor. Photos from the yard or an upstairs window are plenty to start with.

Roof inspection in nearby cities

Roof inspection questions

How often should a roof be inspected?

The National Roofing Contractors Association recommends homeowners inspect their roofs at least twice a year, and again after severe weather such as a hailstorm. Most of that can be done from the ground; a roofer's inspection is for when something looks wrong or the roof is getting old.

Do I need to be home for a roof inspection?

It helps. A roofer usually needs to see the attic and any ceiling stains, and Michigan's insurance regulator advises being present when storm damage is inspected or repaired.

Is a roof inspection the same as the city's building inspection?

No. A roofer's inspection tells you the roof's condition. When a re-roof is done under a permit, the City of Royal Oak Building Division inspects the permitted work. The reroof permit checker covers the permit rules and contacts.

Where this information comes from

The rules and prices on this page come from these published pages, checked on November 5, 2026.

  • Roof inspection costPublished inspection prices from free to $75 locally, national averages, drone, infrared and certification prices, and what a home inspector's roof check leaves out.

Ask for a roof inspection

Start with the problem or work you're planning, then add the roof details.

What does your roof need?

About the roof

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Keep reading

Roof replacementTear-off, new underlayment and shingles, with decking, flashing, ventilation and ice protection done properly.Read more Roof repairLeaks, missing or storm-damaged shingles and failed flashing around chimneys and vents.Read more What a new roof costsPublished Royal Oak price ranges, and what makes one roof cost more than another.See the ranges

Roof inspections in Royal Oak

Describe the problem, the roof's age and any previous repairs. Include the garage if it's part of the job.

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