Free roof inspection · Fort Myers & Lee County
A free roof inspection
that tells you the truth.
A full walk of the exterior, photographs of every problem area, and a written report you keep — whether or not you ever hire us. Free, and there's no sales visit dressed up as an inspection.
Booked in one call. Monday to Friday, 9 to 5. If water is coming in right now, say so when you call and we'll move you up the list.
- Free, with no obligation
- Written report with photos
- Office on Cypress Lake Drive
No charge, no obligation
The report is yours to take anywhere.
Photos, not adjectives
Every finding has a picture attached.
Written within a day
Usually the next business day.
We say when it's fine
"Nothing urgent" is a real outcome.
What we look at
The whole thing, at walking pace.
Roofs mostly fail at their edges and their holes. So that's where most of the time goes.
The perimeter, from the ground first
Before anything else: what the roof looks like from all four sides. Sagging lines, slipped courses and stained fascia are visible from the driveway if you know what you're looking at.
The field
Course by course across each slope. Cracked, slipped, chipped and missing tile, and how much of it is in one place versus scattered — that distinction usually decides repair versus replace.
Every penetration
Plumbing vents, bathroom and kitchen exhausts, attic vents, satellite and solar mounts, old bracket holes nobody sealed. Each one is a hole somebody made in your roof on purpose.
Flashings and terminations
Where the roof meets a wall, a chimney, a skylight, or stops at an edge. This is where we find most leaks, and it's the part most often done badly on a re-roof.
Valleys
Metal condition, debris load, and whether the valley is wide enough for the roof area feeding it. Under-sized valleys are a design problem, not a maintenance one.
Ridge, hips and rakes
Mortar cracking, foam separation, loose or missing cap, and whether the edges were fastened to current standards or to whatever was normal when it was built.
Soffit, fascia and drainage
Where water that got past the edge shows up first. Also where you can see rot before you can see a ceiling stain.
The attic, where we can get into it safely
Daylight through the deck, staining on the sheathing, insulation that has been wet, and ventilation that isn't working. The inside of a roof tells you how long a problem has been running.
What you get
Three things, in your hands.
Photographs of every problem area
Wide shot so you know where on the roof it is, close shot so you can see what it is. Captioned in plain English, not roofing jargon.
A written report
What we found, what it means, and what happens if it's left. Sorted into urgent, can wait, and honestly fine — because those are three genuinely different things.
A price, if there's work to do
Itemised, with the assumptions written down. If something can't be priced until the roof is open, the report says so rather than carrying a number that would have to be revised.
No follow-up campaign
One call afterwards to check you got the report and answer questions. That's it. We don't chase, and we don't sell on a doorstep.
When it's worth booking one
After a named storm. Not because we expect to find catastrophic damage — usually we don't — but because Florida's claim clock starts at landfall, and finding out in month fourteen that the roof was damaged is a much worse position than finding out in week two.
Before you buy. A home inspector will give the roof a paragraph. If the roof is the expensive question in the purchase, get a roofer to look at it specifically.
At renewal, or when a carrier asks questions. Insurers in Florida have got a great deal more interested in roof age and condition. A dated condition report with photographs is a useful thing to have on file.
When a claim has been denied or underpaid. The damage can be documented properly. What nobody here can do is argue it for you — here's why, and who can.
Every few years otherwise. Tile roofs in this climate fail slowly and quietly. The underlayment goes long before the tile looks any different from the street.
What this is not. This is a roofing condition report. It is not a four-point inspection, and it is not a wind mitigation inspection on Florida form OIR-B1-1802 — those are insurance documents with their own formats and their own qualified signers.
If your carrier or your agent has asked for one of those, tell us and we'll say so plainly rather than sell you something adjacent to what you need.
Roof inspections for insurance
Which document your carrier actually wants.
"Get the roof inspected" can mean four different things to a Florida insurer. Find out which one before anybody climbs a ladder, or you can end up paying for the wrong one.
Your roof is 15 or more years old and the carrier wants it replaced
Florida law gives you a route here. Under s. 627.7011(5), an insurer cannot refuse to write or renew a policy solely because a roof is under 15 years old. Once it is 15 or older, you can have it inspected by an authorized inspector at your own expense, and if the inspection shows at least five years of useful life remaining, the insurer cannot refuse or non-renew solely because of the roof's age.
"Authorized inspector" includes licensed roofing contractors, home inspectors, building code inspectors, engineers and architects, but the inspector also has to be one your insurer approves. So ask the carrier two things: which form it wants, and whether it accepts a licensed roofing contractor. Tell us the carrier and the form, and we will tell you straight whether the contractor can complete it.
A four-point inspection
Roof, electrical, plumbing and HVAC, on a form the insurer uses to decide whether it will cover an older house at all. Usually done by a licensed home inspector, and often requested at purchase or when a policy is being written.
A wind mitigation inspection
Florida form OIR-B1-1802, recording the wind-resistant features that earn premium discounts under s. 627.0629: roof covering, deck attachment, roof-to-wall connection, secondary water barrier and opening protection. Worth having on file after any new roof.
A roofing condition report, which is what ours is
Photographs of every problem area and a written assessment of condition and roughly how long the roof has left. It is the right document for deciding what to fix, for a purchase, or to have on file at renewal. It is not a substitute for a form your carrier specifically asked for.
Where we inspect
Roof inspections across Lee County.
Four cities, and the roofs in each fail in their own way. The inspection is the same everywhere; what we look hardest at is not.
Roof inspection in Fort Myers
Home base, on Cypress Lake Drive. Older barrel tile, streets of roofs that all went on in the same few years, and the 2007 code line that decides whether a large repair forces a replacement.
Roof inspection in Cape Coral
Open canal lots, so edges and corners take the wind first. Older homes here also trigger the city's sheathing affidavit on a re-roof, which is worth knowing before you get quotes. How that works.
Roof inspection in Estero
Mostly tile, mostly inside communities with approved tile lists. Newer roofs, so the failures are subtler and usually at the details rather than across the field.
Roof inspection in Bonita Springs
Closest to the Gulf, so fasteners, flashings and anything metal corrode early. We look at those first.
Free inspection
Fair questions about a free visit
Is the inspection really free, with no catch?
Yes. No charge for the visit, no charge for the report, and no obligation to book work afterwards. We do it because roughly half the roofs we're called out to don't need what the caller thought they needed — and finding that out on a free visit is a better business than arguing about it later.
How long does it take?
Most single-storey homes, about 45 minutes to an hour on site. Bigger or more complicated roofs take longer. You'll usually have the written report within one business day.
Do you have to get on the roof?
Where it's safe and where getting on it won't cause damage, yes — you can't assess a tile roof properly from a ladder at the eave. On brittle tile, very steep pitches, or wet days we work from ladders and use a pole camera instead, and we'll tell you in the report which method we used and what that means for how much we could see.
Is this the same as a four-point or wind mitigation inspection?
No, and it's worth being clear about that. A four-point inspection and a wind mitigation inspection (Florida form OIR-B1-1802, the Uniform Mitigation Verification Inspection Form) are insurance documents, usually completed by a licensed inspector, engineer or architect for underwriting purposes. Ours is a roofing condition report. If what your insurer actually asked for is one of those forms, we'll tell you, so you don't pay twice.
Can an inspection help if my insurer says my roof is too old?
Possibly. Under s. 627.7011(5), Florida Statutes, if your roof is 15 or more years old you can have it inspected by an authorized inspector your insurer approves, and if it shows at least five years of useful life remaining, the insurer cannot refuse or non-renew solely because of the roof's age. Ask your carrier which form it wants and whether it accepts a licensed roofing contractor, then tell us, and we will say whether we can help with that specific form.
Should I get a roof inspection after a hurricane?
After any serious wind event, yes, even if the roof looks fine from the ground. The common damage is a few fasteners pulled at an edge or flashing lifted slightly, which shows up at the next heavy rain rather than straight away. And Florida's claim clock starts at landfall, so finding out early matters. What to do after a storm.
How much does a roof inspection cost in Fort Myers?
Ours is free, including the photographs and the written report. Insurance-format inspections such as a four-point or a wind mitigation form are usually done by licensed inspectors and are commonly quoted at a few hundred dollars or less, sometimes bundled. What each one is for.
What if you find nothing wrong?
Then that's what the report says, and we'll tell you roughly how long we'd expect the roof to keep going. That's a genuinely useful answer to have in writing, particularly at renewal or before a sale.
Book it
Three short steps, then we call you.
The more that's known before anyone arrives, the more of the hour goes on your roof instead of on questions in the driveway.
Book the inspection. Decide later.
Free, about an hour on site, and you get the photos and the report whatever you decide to do next.
Book a free inspection