What the inspection covers.
We walk the roof, photograph each layer of the system from a senior estimator's perspective, evaluate condition by component (tile field, underlayment, flashing, valleys, penetrations, low-slope sections, roof-to-wall transitions), and document the findings in a written report with photos.
Each component receives a remaining service-life estimate — not a generic number, but a specific assessment of what's likely to fail first and within what window. This is the document a serious buyer and their realtor want as part of due diligence on a multi-million-dollar home, and it is the document a current owner wants in hand before scheduling capital work.
Annual inspection for owners.
An annual inspection on a Paradise Valley estate roof is preventive maintenance. We catch the issues that turn into failures within a season — a UV-degraded valley flashing, a coating that has reached recoat threshold, a fastener pattern that has worked loose under thermal cycling — and we document them with enough specificity that the next inspection (ours or anyone else's) can verify the system has been properly maintained.