How much does a roof inspection cost?

Homeowner inspections are free. Real-estate certifications and insurance condition reports are a flat fee quoted when you book.

How long does an inspection take?

Usually 45–90 minutes on site, depending on size and access. The photo report follows within one business day.

Do I need to be home?

Only if we need attic access. Otherwise we can inspect from outside and send the report.

Should I replace my roof before selling?

Not always. Often a repair and a certification letter are enough to satisfy buyers. If the roof is at end of life, a replacement can help the sale; the report shows which applies.

Do you inspect tile and flat roofs?

Yes: shingle, concrete and clay tile, metal and low-slope roofs.

Can the report help with insurance?

Yes. Many homeowners send our condition report to their insurer or agent at renewal.

Roof Inspection & Certification in Modesto, CA

Roof inspections and roof certifications

Almond Row Roofing inspects roofs for homeowners, buyers, sellers and insurance renewals across the Modesto area. You get a photo report of every slope, the attic and the flashings, a remaining-life estimate, and a written repair-or-replace recommendation. Homeowner inspections are free.

Reviewed by Maria Ortega, Owner & Lead EstimatorUpdated November 2, 2026

At a glance

Homeowner inspection	Free
Report	Photos of every slope + attic
For escrow	Roof certification letter available
Best timing	September–October, before the rains
Insurance	Condition report for renewals

Is a roof inspection free?

Yes, for homeowners considering repair or replacement. Real-estate inspections with a roof certification letter, and detailed insurance condition reports, are a flat fee quoted when you book, because they include a formal document.

What's in the inspection report?

Photos of every slope, ridge, valley and penetration
Attic check for stains, daylight, ventilation and decking condition
Flashing, gutter and drainage condition
Estimated remaining life, with the reasoning
A prioritized list: fix now, fix soon, monitor

Will my insurer drop me because of my roof's age?

It's increasingly possible. Some California insurers generally decline roofs older than about 25 years (with tile and slate often excepted), and some limit older asphalt roofs to actual-cash-value coverage. Some also use aerial images to flag roofs. (Source: Insurance Business) A documented inspection, and repairs where needed, give you evidence to keep or find coverage.

What is a roof certification?

A roof certification is a letter stating the roof's condition and expected remaining life, usually requested during a home sale. If repairs are needed first, we list them and certify after they're done. Buyers use it to negotiate; sellers use it to avoid surprises in escrow.

When should I get my roof inspected?

Every year in September or early October, before the rains, and after any major storm. About 80% of Modesto's rain falls November through March. (Source: NOAA 1991–2020 climate normals) Read our pre-rain-season checklist.

Photo slot: Attic decking photo from an inspection report, Oakdale

Photo slot: Inspector checking chimney flashing, Turlock

Where we provide roof inspections & certifications

We serve homes and businesses within 50 miles of Modesto, including Modesto, Ceres, Riverbank, Salida, Oakdale, Turlock, Patterson, Manteca, Tracy, Stockton. See all service areas.