Roof inspection and condition reports in Portland
A clear, photo-backed report on your Portland roof, for buying or selling a home, after a windstorm or before winter, with an honest read on how many years it has left.
A roof inspection in Portland is a one-time visit where a roofer walks the roof, checks shingles, flashing, valleys, vents, gutters and the attic, then hands you a written condition report with photos and an estimate of remaining life. Homeowners book one when buying or selling, after a storm, before the wet season or when a leak appears and they want to know why.
A general home inspector looks at a roof from a ladder or through binoculars, and often from the ground. That is useful, but it rarely tells you whether the step flashing behind the siding is rusted, whether the decking under the north slope is soft or whether the shingles have five good years left or fifteen. A roofer walking the roof answers those questions.
Our inspections end in a written report you can actually use. It lists what we checked, what we found and what we think it means, with photos for every concern. If something needs work now, we say so and price it. If the roof is fine, we say that too, and tell you when it is worth looking again.
People book inspections for different reasons. Buyers want to know what they are getting into before closing. Sellers want to fix small issues before listing so the buyer's report comes back clean. Owners call after a windstorm, before winter or when a stain shows up and they want a straight answer instead of a guess.
When is a roof inspection worth booking?
These are the moments when a professional look pays off most for Portland homeowners.
You are buying a home
Book a roofer inspection during your inspection window. A report showing worn flashing or soft decking gives you facts for negotiation, and a clean report tells you that you can stop worrying about the roof.
You are getting ready to sell
Inspecting before you list lets you fix a cracked boot or loose flashing on your terms. Buyers respond better to a recent report and receipts than to surprises their own inspector finds.
A windstorm or ice storm just passed
After strong wind or an ice event, shingles can be creased or lifted without falling off. An inspection with photos documents damage while it is fresh, which helps if you decide to file a claim.
Winter is coming and nobody has looked
If the roof has not been checked in a few years, a fall inspection catches gaps before months of rain test them. It is far easier to plan a repair in September than in January.
You found a stain or drip
A water stain does not always sit under its source. Water can travel along rafters and decking before it shows. An inspection traces the path back to the real cause.
How much does a roof inspection cost in Portland?
Inspection pricing depends on roof size, pitch, access and the type of report you need. The figures below reflect common Portland fees this year.
| Work | Typical Portland range |
|---|---|
| Standard home roof inspectionper visit | $215 to $435 |
| Buyer or seller report with attic checkper visit | $285 to $565 |
| Storm damage documentationper visit | $245 to $485 |
| Steep, tall or cedar shake roofper visit | $365 to $695 |
| Leak source tracingper visit | $265 to $545 |
Inspection fees vary with the house, so treat these as a rough guide. We give you the exact fee when you call, and any repairs we find get a written estimate after the on-roof look.
What moves the price:
- Roof size and pitch
- Attic access
- Roof material
- Report detail required
- Number of buildings on the property
What our roof inspection covers, step by step
Start with the ground walk
We walk around the house looking at roof lines for sags, gutters for overflow stains, fascia and soffits for rot and downspouts for proper drainage. Ground clues often point to what we should look at closely once we are up top.
Walk and photograph the roof
On the roof we check shingle wear and granule loss, nail pops, lifted or creased tabs, valleys, ridge caps and moss. Every concern gets a photo with a note about where it sits on the roof.
Check flashing and penetrations
Chimney counterflashing and crickets, step flashing at walls, skylight curbs, pipe boots and vent hoods get close attention, since flashing is where most Portland leaks begin.
Look inside the attic
Where access allows, we check the underside of the decking for stains, mold, frost marks and daylight, look at insulation and ventilation and confirm bath fans vent outside instead of into the attic.
Estimate remaining roof life
Based on shingle condition, age, ventilation and how the roof has been cared for, we give an honest range of years left and explain what could shorten or extend it.
Deliver the written report
You get a report with photos, findings ranked by urgency and typical cost ranges for any work. Buyers and sellers can share it with their agent or the other party.
Materials for roof inspection come from manufacturers such as Malarkey, GAF, Owens Corning, CertainTeed, Carlisle and Velux, chosen for the job rather than the logo.
Which type of inspection do you need?
We tailor the visit to your reason for booking.
Buyer pre-purchase inspection
A full roof and attic check scheduled within your inspection period, with a report your agent can use in negotiation. We focus on remaining life and any repairs that would be needed in the first few years.
Pre-listing seller inspection
A full inspection plus a list of small repairs that make sense before listing. Many sellers have us complete those fixes and include the report and receipts with disclosure documents.
Post-storm damage inspection
Focused on wind, ice or tree damage with detailed photos and notes. Useful as documentation if you plan to contact your insurer, though the decision on a claim is between you and your insurance company.
Pre-winter condition check
A practical look before the rains, with any small repairs priced on the spot. Good for owners who have not had the roof looked at in several years and want to know where they stand.
What Portland homes reveal during a roof inspection
Portland's long wet season from October through May means water problems show up in specific places. On older Craftsman and Foursquare homes in Irvington, Alameda and Sellwood-Moreland, we often find original chimneys with worn counterflashing, roofs layered over old cedar shakes and porch roofs with too little slope. Those details matter for a buyer trying to judge the next ten years.
In the West Hills and Hillsdale, tall trees and steep lots mean heavy moss and debris on shaded slopes. On newer homes in Beaverton and Tigard, we see more attic condensation from blocked vents and bath fans dumping into the attic. The January 2024 ice storm also left some roofs with damage owners still have not noticed.
Why our inspection reports are worth having
Roofers on the roof, not binoculars
We walk the roof and look at flashing, valleys and vents up close. That is how we catch problems a ground or ladder check misses, such as rusted step flashing hidden behind siding.
Photos for every finding
Each item in the report comes with a photo and a location, so you, your agent or the other party can see exactly what we mean without having to climb up themselves.
Honest remaining life estimates
We tell you how many years we think the roof has, even when the answer is plenty. You get the information you need, not a sales pitch for a new roof.
Not sure how often your roof needs moss care? Answer four quick questions about shade, trees, material and age. Check your roof's moss risk.
Roof Inspection questions from Portland homeowners
How long does a roof inspection take in Portland?
Most Portland roof inspections take one to two hours on site, depending on roof size, pitch and whether we can get into the attic. You usually get the written report with photos within a day or two, sooner if you are under a tight inspection deadline for a home purchase.
Should I get a separate roof inspection when buying a Portland home?
If the roof is more than about twelve years old, has moss, has had leaks or the general inspector flagged concerns, a separate roofer inspection is worth it. General inspectors often view the roof from the ground. A roofer walks it and gives a clearer estimate of remaining life and repair needs.
Can a roof inspection help with a Portland insurance claim?
A post-storm roof inspection gives you dated photos and notes about damage, which you can share with your insurer. It is documentation, not a promise of coverage. Your policy and the adjuster decide what is covered, and we can explain what we found in roofing terms.
What does a Portland roof inspection report include?
Our report covers shingle or roofing condition, flashing, valleys, vents, pipe boots, gutters, signs of moss and any attic findings like stains or poor ventilation. It includes photos, an urgency ranking for each issue, typical cost ranges and our estimate of remaining roof life.
Can you inspect a roof in Portland when it is raining?
We can inspect during light rain, and wet weather sometimes helps show where water is getting in. For safety we wait out heavy rain, wind or ice. Steep or slick roofs, especially cedar shake and moss covered surfaces, may need a drier day for a full walk.
Where we do this work most
We cover the whole metro. These are the places we are on roofs most often:
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Need roof inspection in Portland?
Call and tell us what you are seeing. We answer 24/7 and can usually talk you through the next step on the first call.