Roof inspection
Roof inspection and roof maintenance with photos, not sales pressure
You want to know what shape your roof is in, without someone using the visit to sell you a new one. A roof inspection from us ends with photos and a straight answer, even when that answer is that your roof is fine.
Mobley Brothers Roofing & Renovation has inspected, repaired, and replaced roofs for homeowners in East and Middle Tennessee since 2007, from our offices in Knoxville and Lebanon. Our team includes a HAAG Certified Inspector for residential roofs, we offer free roof inspections, and we handle the roof maintenance that keeps a sound roof sound.
This page walks through what a roof inspection covers, what we check, what happens with the findings, and the simple roof maintenance that keeps small problems from turning into leaks.
Why a roof inspection is worth doing
Most roof problems start small and out of sight. A cracked pipe boot, a lifted piece of flashing, or a valley packed with leaves does not show up on the ceiling until water has been getting in for a while. By then, the fix can include wet insulation, stained drywall, and soft decking.
An inspection catches those problems while they are still cheap to fix. It also gives you something just as valuable: a realistic sense of how many good years your roof has left. When we tell a homeowner the roof has a few years remaining and it is time to start planning, that is not bad news. It is time to budget instead of scrambling after a leak.
Signs you need a roof inspection
- A water stain on a ceiling or wall, even a small one
- Missing, cracked, or curled shingles, or shingles in the yard after wind
- Granules collecting in gutters or at the bottom of downspouts
- A recent hail or wind storm, even if you see no damage from the ground
- Musty smells, mold, or damp insulation in the attic
- You are buying or selling a home
- Your insurance company has questioned the condition of your roof
- It has simply been a long time since anyone looked
Our roof inspection process
- 01
We start with your concern
Tell us what prompted the call: a stain, a storm, a sale, or plain curiosity. That tells us where to look first.
- 02
We get on the roof
We walk the roof when it is safe to do so and look closely at the shingles, flashing, boots, vents, valleys, and any chimney or skylight. Walking the roof also lets us feel for soft spots that point to decking problems underneath.
- 03
We look inside when needed
If there is a leak or a moisture question, we check the attic. Some of the most useful findings come from the attic side, including leaks that are not roof leaks at all.
- 04
We photograph everything we find
Photos are our proof. We show you each problem so you can see it yourself rather than taking our word for it.
- 05
We give you a straight answer
No action needed, a repair, a plan for the next few years, or a replacement. If repairs are needed, you get a quote before any work is done. Nothing happens without your approval.
What we check during a roof inspection
Every roof is different, but these are the parts we look at on nearly every inspection, and why.
| Area | What we are looking for |
|---|---|
| Shingles | Missing, cracked, creased, or curled shingles; granule loss; hail or wind damage |
| Flashing | Loose, rusted, or poorly installed flashing at walls, chimneys, and skylights |
| Pipe boots and vents | Cracked or dry-rotted boots, damaged vents, exposed nails |
| Valleys | Debris holding water, worn shingles, flashing trouble |
| Ridge | Damaged ridge caps or ridge vents, nails left uncovered |
| Decking | Soft or spongy areas underfoot that suggest rot |
| Gutters | Clogs, overflow, and water running where it should not |
| Attic | Stains, damp insulation, poor ventilation, trapped humidity, overflowing AC condensate lines |
Honest outcomes, including your roof is fine
A lot of homeowners call us for a second opinion after another company told them they needed immediate work. Sometimes that work is needed. Often it is not. Our people who go out are repairmen, not salesmen, and we would rather tell you the truth and earn the call when you really do need us.
Real outcomes from our inspections include: the roof is in good shape for its age and needs nothing right now; a few minor issues that we can fix on the spot; a specific repair, such as three pipe boots and some ridge shingles, instead of the whole new roof someone else quoted; and, when it is true, a roof that is worn out and should be replaced. In every case you see the photos behind the answer.
We also tell you what we would do if it were our own house. If the roof has a few years left, we say so and suggest when to check it again. If a repair can wait until spring, we say that too. The goal is that you leave the inspection understanding your roof, not feeling rushed into a decision.
Roof inspections for home buyers, sellers, and insurance
Buying a home is a bad time for roof surprises. We inspect roofs for buyers before closing, photograph the issues we find, explain in plain language why they matter, and put the findings in writing so you can share them with the builder or seller.
Sellers use the same inspection to get ahead of repairs before listing. And when an insurance company raises questions about a roof that looks worn in photos, we can inspect it and give you a written statement of its actual condition.
Roof inspection after a storm
Hail and wind damage is not always visible from the driveway. Bruised or creased shingles, lifted tabs, and damaged vents can let water in months later. After a significant storm, a roof inspection tells you whether you have damage and how much.
Our team includes a HAAG Certified Inspector for residential roofs. HAAG training is built around documenting damage accurately, which is exactly what matters if you end up filing a claim. We photograph storm damage carefully so you have a record, and we will tell you if the damage does not look like a claim. We cannot promise what an insurance company will decide.
Roof maintenance plans that add years to your roof
Good roof maintenance is mostly about water and debris. In the fall, leaves and pine straw settle on the roof. Left alone, that debris rots in the gutters, rots around pipe boots, and stains shingles. When snow falls on top of it and starts melting, the debris holds water in the valleys and the roof starts leaking.
A simple routine goes a long way. Keep valleys and gutters clear, have the boots and flashing checked, and get the roof looked at after major storms. For homeowners and building owners who would rather not think about it, we offer roof maintenance programs that include a detailed inspection of the whole roofing system at least once a year, removal of debris from the roof surface, resealing of joints and flashing where needed, a gutter inspection, and reattaching loose shingles. If we find a repair outside the program, we quote it first.
- Clear leaves and debris from valleys and gutters every fall
- Have pipe boots, flashing, and ridge vents checked for cracks and gaps
- Trim branches that rub or drop debris on the roof
- Watch the attic for moisture, and keep it ventilated
- Schedule an inspection after hail or strong wind
What a roof maintenance plan includes
A roof maintenance plan puts the routine on a calendar. Most homes get one visit a year, in spring or fall; older roofs, roofs under heavy tree cover and roofs that just came through a bad storm season do better with two. Both offices offer plans, for homes and for commercial buildings, and we customize the program to your roof. Plan customers also get priority status when a repair comes up.
On the day, we call to confirm, walk the property with you to hear what you have noticed, go over the roof, and make the small fixes on the spot. You get a written report with notes and photos. Keep it: manufacturers and insurers sometimes ask for proof of regular maintenance, and the file shows how the roof has held up year to year.
- A detailed inspection of the whole roofing system at least once a year
- Debris cleared from the roof surface, valleys and gutters
- Joints, flashing and penetrations resealed where needed
- Gutters checked and reattached if they have pulled loose
- Loose shingles reattached, and small repairs made on the spot
- A written report with photos, and a free estimate for anything larger
- Priority status when you need a repair: plan customers go to the front of the schedule
Worth knowing
Schedule a free roof inspection
Whether you have a stain on the ceiling, a storm just passed, or you simply want to know where your roof stands, call the office nearest you. We will inspect it, show you the photos, and tell you honestly whether you need a repair, a roof maintenance plan, a replacement, or nothing at all.
Middle Tennessee, Lebanon office: (615) 455-3131. East Tennessee, Knoxville office: (865) 205-0800.
Request a free estimate
A few details help us send the right person. If water is coming in right now, call instead.
Google reviews
What customers say
Lebanon 4.9 stars from 94 · Knoxville 4.9 stars from 286 reviews
“I contacted Mobley Brothers for a second opinion on my roof after I was told by another roof salesperson that I needed immediate repairs to my roof. He listened to all of my concerns and took the time to look at my roof and assured me that my issues weren’t as pressing as the other group told me they were.”
“I noticed a leak in my kitchen ceiling and called them out for an inspection. Their supervisor was thorough, took clear photos, and gave me an honest assessment that I only needed 3 pipe boots replaced and some ridge shingles fixed rather than a whole new roof.”
“Not only were they super professional, easy to work with, and fit me in last minute but they also took photos of all of the issues they found and explained to me (in an easy to understand way) why the issues that they found need to be addressed. In addition, they were able to provide me a professional inspection report that I was able to send to the builder/seller of the home.”
Certifications and accreditations
All 15 credentials and programsFAQ
Questions homeowners ask
Straight answers, the way we would give them on your driveway. If yours is not here, call the office and ask.
More questions we get askedIs your roof inspection really free?
Yes, we offer free roof inspections and free estimates. We inspect the roof, photograph what we find, and explain it. If a repair is needed, you get a quote first, and there is no obligation to have us do the work.
How often should I have my roof inspected?
Once a year is a good rhythm for most homes, plus an extra look after any major hail or wind storm. Older roofs and roofs under heavy tree cover benefit from closer attention, because debris and age both speed up wear. A yearly check is also built into our roof maintenance programs.
Will you try to sell me a new roof during the inspection?
No. Our motto is repair when we can, replace when we should. If your roof is fine, we will say so. If it needs a small repair, we will quote the repair. We only recommend replacement when the roof is truly worn out, and we show you the photos that support it.
What does a HAAG Certified Inspector mean for my roof inspection?
It means our team includes an inspector trained and certified by HAAG, a forensic engineering and training company known for roof damage assessment, for residential roofs. That training focuses on identifying and documenting damage accurately, which is especially useful after storms and when insurance is involved.
Can you give me something in writing for a home sale or my insurance company?
Yes. For home buyers we photograph the issues and provide the findings in writing to share with the seller or builder. For homeowners whose insurer has questioned the roof's condition, we can inspect and write a statement describing what we found.
Do I need to be home for a roof inspection?
Not always, but it helps. If you are there, you can show us the stain or the spot that concerns you, and we can walk you through the photos right away. If there is a leak and we need to check the attic, someone will need to let us in.
Can I just inspect my own roof?
You can safely check a lot from the ground and the attic: look for missing shingles, granules in gutters, stains, and damp insulation. Climbing onto the roof is where people get hurt, and many problems like soft decking or cracked boots are hard to judge without experience. Leave the rooftop part to us.
Do you inspect metal and flat roofs too?
Yes. We inspect and maintain asphalt shingle, metal, and commercial flat roof systems. On metal roofs we pay close attention to fasteners, seams, and flashing, including worn screw washers on exposed fastener panels. On flat roofs we look at the membrane, the seams, and how well the roof drains.
How long does a roof inspection take?
Most homes take an hour or two on the roof and in the attic. A maintenance visit that includes clearing debris and resealing flashing takes a few hours. You are welcome to be there, and we go over what we found with you before we leave.
Do you offer roof maintenance plans?
Yes, for homes and commercial buildings, from both offices. A plan means a scheduled annual visit, spring or fall, with the inspection, debris removal, resealing and small repairs done in one trip, and a written report with photos for your records, and priority status if you ever need a repair. Twice a year is the better rhythm for older roofs.
Verify us
- HAAGThe forensic engineering and training company behind HAAG inspector certification
- FORTIFIED HomeStandards for storm-resistant roofs; we are a certified FORTIFIED Roof installer
- National Roofing Contractors AssociationIndustry education for homeowners
- Tennessee license verificationLook up Tennessee contractor license 59116
Two offices
- Lebanon112 Tirzah Street, Lebanon, TN 37087(615) 455-3131
- Knoxville10440 Laurel Pointe Lane, Knoxville, TN 37931(865) 205-0800
Trusted like family.
Tell us what you are seeing. We will find the real problem.
Free estimates, photos of what we find, and a written proposal before any work starts. Open 24 hours, 7 days a week, with calls answered or returned day or night. On-site response depends on weather and safe working conditions.
Middle TennesseeLebanon office
(615) 455-3131East TennesseeKnoxville office
(865) 205-0800