Roof inspections in Broken Arrow with a report you can actually use
Storm inspections after the hail, pre-sale inspections before the listing, and the written roof condition report Oklahoma insurers are asking for at renewal — free, with photos, and an honest verdict.
A roof inspection here answers one of three questions. After a storm: is there damage, how much, and is it a claim? Before a sale: what's the age and condition of the roof, and what will the buyer's inspector say? At renewal: is this roof insurable, and what does the carrier need to see to keep it that way? We do all three the same way — on the roof, in the attic, with a camera — and write it up in plain English with the photos attached.
The attic is the part most inspections skip, and it's where the truth is. Daylight at a pipe boot, water stains on the rafters below a valley, a wet spot in the insulation under the chimney, decking that's dark and soft at the eaves, turbine vents that have never let a breath of air out because there's no soffit intake — none of that shows from the driveway or a drone, and all of it decides whether the roof needs a $400 repair, a claim, or a replacement.
Real estate is a big part of the work. Broken Arrow sells a lot of houses, and since 2023 most Tulsa-area buyers' inspectors call out the roof if it's more than twelve or fifteen years old, and most carriers won't write a new policy on a roof over twenty without an inspection. A pre-listing report from a registered roofer, with photos and either a clean bill or a repair receipt, takes the roof off the negotiating table. For buyers, we'll inspect during the option period and tell you what to ask for.
What's included
- Roof walkEvery slope walked, shingles, flashings, boots, valleys, ridge and penetrations checked and photographed.
- Attic inspectionDecking, rafters, insulation and ventilation checked from below for stains, daylight, moisture and mold.
- Hail & wind assessmentChalk test squares and seal checks after a storm, with per-slope hit counts.
- Age & remaining lifeAn honest estimate of what's left, by slope, and what the next five years likely cost.
- Written reportPhotos, findings, repair-or-replace opinion and prices, formatted for buyers, sellers, agents and underwriters.
- Repair receiptsIf small repairs are needed for a sale or renewal, we do them and document them in the same report.
Roof inspection cost in Broken Arrow, OK
| Job | Typical price | Notes |
|---|---|---|
| Storm / hail inspection with report | Free | Any home in the service area |
| Pre-sale or pre-purchase inspection with report | Free | Same-week scheduling during option periods |
| Insurance renewal roof condition report | Free | Photos and findings for your agent |
| Small repairs found during inspection | $275 – $1,000 | Documented in the report |
| Roof certification letter (repair-backed) | $150 | Waived when we do the repairs |
| Drone photos for a high or steep roof | Included | Where walking isn't safe |
Inspections and reports are free in the service area. Small repairs and certification letters are priced in writing before any work.
Recent work
Questions we get about roof inspections
Is the inspection really free?
Yes. We'd rather earn the repair or the roof than charge for the look. The only thing we charge for is a formal certification letter when we haven't done any work, and it's waived if we have.
Do you walk the roof or just fly a drone?
We walk it unless it's unsafe — steep, wet, or too fragile — and use the drone for the parts we can't reach. Drones don't feel a soft spot or lift a shingle to check the seal.
My insurance company wants a roof inspection or they'll drop me. Can you do that?
Yes. Since 2023 a lot of Oklahoma carriers have asked for roof photos or a condition report at renewal, especially on roofs over 15 years. We'll inspect, do any small repairs they'd flag, and write a report you can send your agent.
I'm buying a house in Forest Ridge and the inspector flagged the roof. What now?
Call us during your option period. We'll inspect, tell you what the inspector saw and what it costs, and give you a written number you can take to the seller. Most of the time it's a negotiation, not a deal-breaker.
How old is too old for a roof in Oklahoma?
A standard shingle roof here is on borrowed time past 18 to 20 years and often insurable only at actual cash value past 15. Class 4 roofs go longer; metal much longer. The report will tell you where yours stands.
Will you tell me the roof is fine?
If it is, yes, in writing. About a third of the storm inspections we do end that way, and we'd rather you trust us next time than sell you a roof this time.