What we inspect
Visual review of accessible shingles, flashing and roof drainage
INDEPENDENT ROOF INSPECTIONS · DENVER METRO
Independent Roof Second Opinion in Denver
Told you need a new roof? Get an independent second look first.
$199 / visit
A replacement recommendation or storm visit can leave questions. Get documented facts about visible roof conditions before deciding your next step. You pay for an assessment, with no incentive to recommend a claim or sell a roof replacement.
Who it’s for
- A roofer recommended replacement and you want an independent look.
- A storm visit or sales pitch left you unsure what was found.
- An insurance renewal raised questions about roof condition.
- You are buying or selling and need a condition snapshot. For a transaction letter, choose the Real Estate Roof Letter.
This basic service excludes detailed storm assessments and renewal or transaction letters. See the $329 Storm Damage Inspection or $329 Insurance Renewal Letter for those deliverables.
Told you need a replacement—or that insurance might pay for one? Get an independent, on-site assessment with photographs and a written digital summary. Understand the visible findings before deciding whether to seek repairs, compare replacement proposals, or contact your insurer. $199 · No roof replacement sales · Findings you keep and can shareUnderstand your roof before deciding your next step.
What you receive
- Visual review of accessible shingles, flashing and roof drainage
- Photographs identifying observed conditions and areas of concern
- Written digital summary of the visible roof condition
- Repair, monitor or no-action priorities explained
- Maintenance checklist for your next steps
- Access limits and areas that could not be inspected recorded
ROOF SECOND OPINION · THE OVERALL CONDITION
Start with an unmarked roof overview.
Wide views show roof layout, valleys, roof edges and penetrations before focusing on individual concerns. These unmarked photographs illustrate the general condition documentation included in a roof second opinion.
Illustration based on an inspection photo
See the roof in context.
An unmarked overview records the roof surfaces and chimney area as observed. Visible concerns are explained in the findings without assuming their cause.
Illustration based on an inspection photo
Connect the roof sections.
Wider photographs locate valleys, roof transitions and penetrations so the condition summary is easy to follow.
Scope and limits
A basic visual second opinion with photos; no detailed storm assessment, insurance renewal letter, or transaction letter. Claim-free status is not guaranteed. Follow your policy’s damage-reporting requirements and deadlines.
Questions about independent roof inspections
Is my roof really damaged, or does it just show normal wear?
A visual inspection documents accessible roof surfaces, flashing and drainage, with photos of observed conditions. The $199 Roof Second Opinion identifies practical repair, monitor and no-action priorities. If you need a detailed assessment of suspected hail or wind damage, choose the Storm Damage Inspection.
Why pay for a roof inspection when a roofer offers one free?
A free roofing estimate and a paid inspection can serve different purposes. Your fee here pays for documented findings and a digital summary you can keep. Repair work is optional and quoted separately; you can share your findings with another contractor.
A roofer said insurance might buy me a new roof. What would another inspection add?
Whether your roof shows damage and whether insurance covers that damage are separate questions. Our inspection documents the roof’s visible condition, including observed damage and maintenance concerns, and explains findings that support repair or replacement. We do not sell roof replacements, and our fee does not depend on a claim or its outcome. Your insurer determines coverage.
Can I get a second opinion before replacing my roof?
Yes. Tell us what replacement recommendation you received and share any photographs or records. This basic service reviews visible conditions and next steps. For a focused review of a contractor’s written estimate, consider the Leak & Estimate Review.
How much does an independent roof inspection cost in Denver?
The Roof Second Opinion starts at $199 per visit. The base scope assumes an accessible asphalt-shingle roof up to 3,000 square feet of roof area and up to two stories in the Denver metro. Roof size, material, travel, steep pitch and high access may change the final quote; the charges are explained above.
Does this inspection include an insurance renewal letter or a storm report?
No. The $199 service includes a basic visual assessment, annotated condition photos and practical priorities. A detailed storm assessment is the separate $329 Storm Damage Inspection; documentation for a renewal request is the separate $329 Insurance Renewal Letter service.
Should I wait for an inspection before reporting storm damage?
Do not delay required reporting or urgent protection of your property while waiting for an appointment. Follow your policy’s notice requirements and deadlines, and ask your insurer or agent about the claim process. An independent inspection documents roof conditions; it does not guarantee coverage or preserve claim-free status.
Price and scheduling
Base fee assumes an accessible asphalt-shingle roof up to 3,000 sq. ft. of roof area, up to two stories, in the Denver metro area. Other Front Range locations are by arrangement. Roof size, material, travel and scope may change your quote.
Potential access charges, only if needed: pitch of 10/12 or steeper +$100. Without usable lower-roof or porch access, a roof edge over 24 ft through 32 ft +$50; over 32 ft +$100. Only one height charge applies. Actual access may not be clear until arrival. We explain any additional equipment, time or separately quoted return visit and obtain approval before additional work or charges. Safe access remains required.
On-site visits have a flexible eight-hour arrival window on the confirmed day. Standard visits target 3–5 business days after confirmation; optional priority timing adds $75 and depends on availability and safe access.
Roof measurement reporting can include total area in square feet and roofing squares, estimated pitch, roof sections, perimeter, and linear measurements for ridges, hips, valleys, eaves and rakes, with a roof diagram and PDF report. Available details depend on the property imagery and selected report. We confirm the property address, report contents, availability and final price before ordering. Measurements support quantity comparisons and planning; construction quantities require field verification.
Optional digital roof report: Roof Measurement Report up to $113.10, or Photo-based reporting up to $99 when bundled with this paid site service. Photo-based reporting requires exterior photo capture at the visit and cannot be purchased as a standalone report. One full provider-issued roof measurement PDF is supplied to the homeowner after purchase and processing. Provider, product and final quote are confirmed before ordering. This is separate from inspection findings.
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See what your documentation includes.
Scope, photo references, visible findings, limitations and next steps, explained in a sample format.
View sample report format ↗What we inspect · What you receive · Scope limits
What you receive
Photographs identifying observed conditions and areas of concern; Written digital summary of the visible roof condition; Access limits and areas that could not be inspected recorded
Scope limits
A basic visual second opinion with photos; no detailed storm assessment, insurance renewal letter, or transaction letter. Claim-free status is not guaranteed. Follow your policy’s damage-reporting requirements and deadlines.
Please text your inquiry or email us with your name, property address and concern. Calls are by appointment only, after we review your inquiry and confirm a time by text or email.