Four different people ask for a roof inspection, and they want four different documents. We write the one you actually need.
After a storm
The common case in Johnson County. We chalk a ten-foot test square on each slope, count and photograph hits, check soft metals, and date the report to the storm that matches. This is the same method your adjuster will use, done first, so you know what you have before you decide whether to file. Free, with no obligation, and we will tell you when there is no claim.
Before you sell
A roof finding in a buyer's inspection report at the negotiating table costs far more than the same problem fixed beforehand — buyers discount for uncertainty and their lender may get involved. A pre-listing inspection gives you a dated report with photographs and a written remaining-life estimate, so you can repair what is worth repairing and hand the rest to the buyer as documentation rather than a surprise.
Before you buy
General home inspectors in Kansas are generalists, and many assess roofs from the ground or a ladder at the eave. If the report says "roof at or near end of expected life" or "evidence of prior hail," that is a prompt for someone to get on it. We will give you a remaining-life estimate and a repair-versus-replace number before your option period runs out.
For an insurance renewal or a new policy
Kansas carriers have got much stricter about roof age in hail counties. Non-renewal notices and demands for a roof certification are routine in Johnson County now, often on roofs between fifteen and twenty years old. Underwriters want specific things: age, material, condition, remaining life, and photographs. We write it in that form.
What is in the report
- Photographs of every slope plus close-ups of anything found, with test squares visible where hail is involved
- Material, approximate age and number of layers
- Condition of flashing, valleys, pipe boots, ridge, drip edge and gutters
- Attic observations — daylight, staining, wet insulation, ventilation adequacy
- A plain-language conclusion: leave it, repair it, file a claim, or replace it, with a number attached
Questions we get about this
Is the inspection really free?
Yes, for storm damage, pre-sale, pre-purchase and insurance-renewal inspections in our service area, including the written report and photographs. There is no obligation to have any work done. The exceptions are forensic reports for litigation or formal engineering certifications, which are specialist work we would refer out.
How often should an Olathe roof be inspected?
Once a year, and after any storm that brought hail or strong wind to your address - which in this city is several times a season. Roofs fail slowly and invisibly, and the cheapest repair is always the one made before water gets in. If you are near a renewal date, get ahead of it rather than responding to a non-renewal letter.
Will you get on the roof or just fly a drone?
Both, weather permitting. The drone gives complete slope coverage and good overall imagery; walking it is how we judge whether a mat is cracked, whether seals have broken and whether the decking is sound. If the pitch or conditions make walking genuinely unsafe we will say so and tell you what that limits in the report.
My insurer sent a non-renewal notice over my roof age. Can you help?
Often. Get us out before the deadline. Sometimes the roof is genuinely at end of life and replacement is the answer. Sometimes it is serviceable and a documented inspection with photographs and a remaining-life estimate satisfies the underwriter - occasionally with a short list of repairs they want done first, which we can handle.