Know what shape your roof is in before insurer asks.

What roof inspections and maintenance plans are

A roof inspection is a documented review of your roof's current condition. Marcus Delgado visits the property, goes up on the roof, examines every area for wear, damage or weak points, takes photos, and prepares a written report. This service includes four-point inspections and wind mitigation reports that Florida insurance companies require for coverage or discounts. A maintenance plan adds a scheduled yearly inspection visit to catch problems before they spread. Homeowners use this service in three situations: when an insurer asks for documentation before renewing a policy, when buying or selling a home and the transaction requires a roof report, and when they want to know the condition of an older roof before deciding whether to repair or replace it. Property owners with tile or metal roofs sometimes use the yearly maintenance option to extend the life of the roof and keep the warranty valid.

Signs you need an inspection now

Your insurance company sent a letter asking for a four-point inspection or wind mitigation report before they will renew your policy. You are buying a home and the lender or your agent told you the roof needs to be inspected and certified before closing. You are selling and the buyer's inspector flagged the roof, so now you need documentation of its condition or a quote for repairs. Your roof is more than 15 years old and you see granules from the shingles collecting in the gutters or washing onto the driveway after rain. You had a storm go through and you are not sure if there is damage, but you want it documented now in case you need to file a claim later. You have had small leaks or stains on the ceiling and you want to know whether the roof can be patched or if it is time to replace the whole thing. Insurance premiums keep climbing and you heard that a wind mitigation report can lower your rate, but you do not know if your roof qualifies.

What the inspection includes and excludes

The inspection includes a full visual examination of the roof surface, flashings, valleys, ridge caps, vents and penetrations. Marcus takes photos of problem areas, notes the age and condition of materials, measures the roof if a report requires it, and checks for signs of leaks, missing shingles, lifted tiles or rust on metal. He documents everything in a written report with photos. If your insurer asked for a four-point inspection, the report covers the roof, electrical panel, plumbing and HVAC system. If they asked for a wind mitigation inspection, the report documents the roof shape, covering, deck attachment, roof-to-wall connection, and opening protection, which are the factors that affect your wind insurance rate. A maintenance plan includes one inspection visit per year, scheduled at your convenience, with a written report each time. The inspection does not include opening up the roof or removing materials to look underneath. It does not include repairs. If Marcus finds a problem, he will quote the repair separately. The service does not include structural engineering reports or reports for commercial buildings. It covers residential roofs only.

How the inspection runs on site

The standard process for scheduling and confirming the visit is described on the home page. On the day of the inspection, Marcus arrives at the scheduled time, introduces himself, and asks if there are specific areas of concern or if an insurer requested particular documentation. He walks the property perimeter to look at the roof from the ground, then goes up using a ladder from the truck. He photographs the overall condition, then examines and photographs each area where wear or damage is visible. He checks all flashings around chimneys, skylights, vents and roof edges. He looks at the condition of sealant and caulking. On tile roofs, he checks for cracked, broken or shifted tiles. On shingle roofs, he checks for missing granules, curling edges, or lifted tabs. On metal roofs, he checks fasteners, seams and any rust or corrosion. He measures sections if the report format requires square footage or pitch. When he comes down, he explains what he found, shows you the photos on his phone or tablet, and tells you whether anything needs attention now or later. If your insurer requested a specific form, he completes it that day and sends it to you and the insurer. If you asked for a general condition report, he sends that the same day with all photos attached. you are going to love it!

Qualifications and inspection volume

Marcus Delgado holds a Florida Certified Roofing Contractor license, number CCC1331842, which qualifies him to inspect and certify roofs for insurance and real estate purposes. Bayline Roofing is a GAF Master Elite and Owens Corning Preferred Contractor, which requires annual training and a record of quality installations. The company has completed 1,840 roofs across Hillsborough County since 2011. Marcus uses a digital camera and tablet on site to document findings and prepare reports the same day. He carries a 32-foot ladder, moisture meter, and measuring tools on every inspection visit.

Questions asked about inspections and maintenance

How much does a roof inspection cost? The inspection itself is free if you are considering a repair or replacement that Bayline would quote. If you only need a four-point or wind mitigation report for your insurer and no other work, there is a service fee. Call the office and Renee will give you the exact price based on what your insurer asked for.

How long does the inspection take? Most residential inspections take 45 minutes to an hour on site. The written report is sent the same day.

Will the inspection damage my roof? No. Marcus walks carefully and avoids stepping on fragile or already damaged areas. On tile roofs, he steps only on the lower third of each tile where it is supported by the tile beneath.

What does a maintenance plan cost and what does it include? A maintenance plan includes one scheduled inspection visit per year with a written report each time. The cost depends on roof size and type. Call for a quote. The plan does not include repairs, but plan members receive priority scheduling when repairs are needed.