Roof inspection in Alpharetta

What fails on a North Fulton roof

An inspection here is not a generic checklist. It is a search for the specific things that go wrong on steep, cut-up, 15-to-25-year-old architectural shingle roofs under pine trees. In rough order of how often we find them:

1. Pipe boots split by sun. Six to eight per house. The first thing we photograph.
2. Chimney counter-flashing caulked to brick instead of cut into the mortar joint. Standard practice in the 1990s, and standard failure at year 15.
3. Valleys worn thin under pine needles, with the membrane underneath either missing or never installed.
4. Seal strips that have let go. We lift shingles by hand on each slope. If they lift freely, the next 60 mph gust will find them.
5. No kick-out flashing where a stucco or siding wall meets a lower roof, with a rotted band of sheathing to prove it.
6. Blocked soffit vents and an uncut ridge vent. The attic is 140 degrees in August and the shingles above it are aging twice as fast.
7. Skylight flashing kits on the 1990s units, which were often site-flashed with whatever was on the truck.
8. Hail bruising and wind creases that show up only when you are on the shingles, never from the driveway.

Why the attic matters more than the drone

A drone gets the overview photo and the slopes that are too steep or wet to walk. It cannot lift a shingle, feel a soft deck, or see the underside of the sheathing. The underside is where the truth is: the water trails, the daylight at a nail hole, the rusted nail tips that mean condensation, the old tree-strike patch nobody mentioned. Roof inspection Alpharetta homeowners get from a flyover alone is a photograph. We always go inside. If you want to see what we look for, the post on finding a roof leak from inside shows the attic side.

Four people who call us

A buyer with nine days. North Fulton due-diligence periods are short and the general inspector has already flagged the roof. We can usually be on it within two or three days and hand you a repair-and-remaining-life number your agent can use to negotiate, instead of a shrug.

A seller in Medlock Bridge. The roof is 19 years old. A report showing it has eight years left, with the boots and one valley already done, keeps the buyer's inspector from turning it into a $25,000 credit.

An owner with a letter from the insurer. Georgia carriers are asking for roof condition reports before renewing on roofs over 15 or 20 years. We write those, in the format they want, and we say if the roof will not pass.

Someone who just wants to know. The roof was done in 2004. Do you replace it in 2026 or 2029? The real answer is usually a year, plus two small repairs now, and we give you that in writing.

The report

Every issue photographed, with a plain sentence about what it is and a price to fix it. An estimate of remaining life in years, and the reasoning. If the roof is fine, one page that says so. The report is yours to hand to a buyer, an adjuster, an underwriter, or another roofer.

Cost and timing

A written inspection is $150–$300, the top of the range for 60-square Milton roofs that take an hour to walk. If we do a repair or replacement from the report, the fee comes off the job. If you are calling about an active leak or storm damage and we are quoting the work, the look itself is free.

On site, expect about an hour on a typical Alpharetta two-story: 30–40 minutes on the roof, 15–20 in the attic, and a walk around the eaves and downspouts. The report follows within a day, sooner if you have a deadline. What happens after the report is on the roof repair page.