Top Roof Inspection in Ann Arbor, Michigan Ranked

A professional roof inspection in Ann Arbor is a critical evaluation of your home's first line of defense against Michigan's varied climate. This process involves a detailed examination of both the exterior and interior components of your roofing system to identify current damage, potential vulnerabilities, and signs of wear. For homeowners in Washtenaw County, regular assessments are particularly important due to the stress caused by seasonal freeze-thaw cycles, heavy snowfall, ice dams, and summer storms, all of which can accelerate the deterioration of common asphalt shingle roofs. A thorough inspection provides a clear understanding of your roof's condition, helping you plan for maintenance, repairs, or eventual replacement before minor issues lead to significant interior water damage.

Roof Advance

3748 Carpenter Rd, Ypsilanti, MI 48197

Roof Advance is a roofing contractor serving Ann Arbor, MI, specializing in roof installation, replacement, repair, leak repair, inspection, and certification. Established in 1996, the company uses premium materials and skilled contractors to handle roof replacements, storm restorations, and repairs. Roof Advance is known for completing full roof replacements efficiently, often within a single day, and offers detailed project documentation including photo updates. The company also provides gutter installation and chimney repair services as part of their comprehensive roofing solutions.

5.0

393 Reviews

Neighborhood Roofing

1377 Tefft Ct, Saline, MI 48176

Neighborhood Roofing is a roofing contractor serving Ann Arbor, MI, and nearby communities including Ypsilanti, Dexter, and Saline. With over 46 years of experience, they provide residential and commercial roofing services such as roof installation, replacement, repair, and inspection. They specialize in sloped asphalt roofs, membrane flat roofs, and standing seam metal roofing, offering expertise in metal roof systems that are increasingly popular for their durability and benefits. Neighborhood Roofing has a long history in the region and operates Monday through Friday during standard business hours.

5.0

276 Reviews

A H Construction & Roofing Co

5417 Daytona St, Ypsilanti, MI 48197

A H Construction & Roofing Co is a family-owned roofing contractor based near Ann Arbor, MI, specializing in roof installation, replacement, repair, and inspection services. They also handle related work such as chimney repairs, rotten wood replacement, attic ventilation upgrades, gutter installation, and siding repairs. The company is known for addressing underlying issues like mold and ventilation problems during roof projects, ensuring comprehensive care for roofing systems. Customers appreciate their detailed inspections, clear communication, and thorough project updates. While the exact years in business are not specified, the company has built a reputation for quality craftsmanship and attention to detail in the Ann Arbor area.

5.0

211 Reviews

Sunny Skies

455 E Eisenhower Pkwy #21, Ann Arbor, MI 48108

Sunny Skies is a roofing contractor based in Ann Arbor, MI, offering services such as roof installation, replacement, leak repair, and roof inspections. They specialize in standing seam metal roofing and provide thorough roof certifications. The team is known for detailed inspections that help clients decide between repairs and full replacements, ensuring appropriate solutions for each roof's condition. Their expertise includes metal roofing installation and comprehensive roof assessments.

5.0

191 Reviews

Storm Guard of Plymouth MI

352 N Main St Suite 4A, Plymouth, MI 48170

Storm Guard of Plymouth MI is a roofing contractor serving Ann Arbor, MI, and the surrounding Southeast Michigan area. They provide a range of roofing services including installation, replacement, roof repairs, leak repairs, roof inspections, and certification. The company specializes in handling storm damage restoration and assists customers with insurance claims through thorough roof inspections and documentation. With over 20 years of experience as part of the national Storm Guard network, they offer durable roofing solutions using premium materials and back their work with industry-leading warranties. Storm Guard of Plymouth also provides emergency tarping services to protect properties after storm damage.

5.0

159 Reviews

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What a Professional Roof Inspection Covers

A comprehensive roof evaluation in Ann Arbor follows a systematic checklist designed to uncover problems specific to local weather patterns. A qualified inspector will examine all accessible areas to provide a complete picture of your roof's health.

Exterior Inspection Components

The exterior review is the most visible part of the process, focusing on materials and structures exposed to the elements.

• Shingle Condition: For asphalt shingles-the most common roofing material in the area-inspectors look for granule loss (which appears as bare spots or granules in gutters), cracking, curling at the edges, and missing or broken shingles. They also note any algae, moss, or lichen growth, which can retain moisture and degrade roofing materials over time ^{1 2}.
• Flashing Integrity: Flashing is the metal material used to seal and waterproof joints around roof penetrations and angles. The inspection will closely examine flashing around chimneys, plumbing vents, skylights, and in roof valleys. Inspectors check for rust, physical damage, separation, and failed sealant or caulk, as these are common failure points for leaks ^{3 4}.
• Gutter and Downspout Systems: Gutters and downspouts are essential for proper water drainage. The inspection assesses them for clogs from leaves and debris (common in tree-lined Ann Arbor neighborhoods), sagging, physical damage, and secure attachment to the fascia. Ensuring they drain water away from the home's foundation is a key part of the evaluation ⁵.
• Soffit, Fascia, and Drip Edge: The soffit (the underside of eaves) and fascia (the vertical board behind gutters) are checked for rot, insect damage, and proper ventilation openings. The drip edge, a metal flashing along the roof's edges, is inspected to confirm it is properly installed to direct water into the gutters ¹.
• Overall Structure: From ground level and sometimes from on the roof, the inspector will look for signs of sagging or uneven roof planes, which could indicate structural issues in the decking or supports below ⁵.
• Ventilation Points: All roof vents, including ridge vents, gable vents, and plumbing pipe vents, are checked to ensure they are clear of obstructions and functioning correctly to allow hot, moist air to escape from the attic ⁴.

Interior and Attic Inspection

Problems often manifest inside before they are obvious outside. The interior check is vital for diagnosing ventilation issues and hidden water intrusion.

• Water Damage and Stains: In the attic, the inspector examines the underside of the roof deck (sheathing) and insulation for any dark stains, discoloration, or streaks, which are telltale signs of past or active leaks ^{3 5}.
• Mold and Mildew: The presence of mold, mildew, or a persistent musty odor in the attic indicates excessive moisture, often resulting from poor ventilation or a hidden leak ².
• Ventilation Assessment: Adequate attic airflow is crucial in Michigan to prevent ice dams in winter and reduce heat buildup in summer. The inspector evaluates if existing vents are sufficient and checks for proper insulation baffles to maintain clear airflow from soffit to ridge vents ^{1 6}.
• Light Leaks: In a darkened attic, any pinpoints or streaks of daylight visible through the roof deck can indicate gaps or holes where water could also enter ⁵.

Why Ann Arbor's Climate Demands Vigilance

The local environment presents unique challenges that make regular roof evaluations especially important for longevity and home protection.

• Impact on Asphalt Shingles: Ann Arbor's weather can cause premature aging of asphalt shingles. Harsh winters with freeze-thaw cycles make shingles brittle, while summer sun and heat can cause them to soften and lose granules. Inspectors are trained to spot this climate-specific wear ^{3 6}.
• The Ice Dam Threat: Ice dams are a primary concern for Michigan roofs. They form when heat from a poorly ventilated attic melts snow on the upper roof; the water refreezes at the colder eaves, creating a dam that can force water under shingles. Inspections heavily focus on attic ventilation, insulation levels, and gutter conditions that contribute to ice dam formation ^{1 6}.
• Storm Damage Checks: Severe weather, including hailstorms and high winds, is common in the region. A post-storm inspection can identify hail hits (bruising or dimpling on shingles), wind-lifted shingles, or damage from fallen branches, which is essential information for filing insurance claims ³.

Understanding Inspection Types and Associated Costs

The scope and depth of a roof assessment can vary, which is reflected in the cost. Homeowners in Ann Arbor can typically choose from a few main service levels.

• Basic or Visual Check: Often a preliminary evaluation, sometimes offered for free by roofing contractors as a lead-in to a quote for repairs. It involves a ground-level or binocular examination to spot obvious major issues. A true DIY check has no cost but lacks professional expertise ^{7 8}.
• Standard Professional Inspection: This is a thorough, hands-on inspection performed by a qualified professional who will safely access the roof. It includes a detailed examination of exterior components and an attic check, resulting in a written report outlining the roof's condition, minor issues, and recommended repairs. This service typically ranges from $100 to $200 in the Ann Arbor area ^{1 9 7}.
• Detailed or Insurance Inspection: This is the most comprehensive option. It is often required or requested for insurance claims, pre-purchase home inspections, or when planning a major investment like a full roof replacement. It includes everything in a standard inspection plus more detailed documentation, moisture meter readings, core samples (in some cases), and a highly detailed report with photographs. This level of service generally costs $300 to $600 or more^{1 2 9}.

The Value of a Professional Inspection Report

The final deliverable from a professional roof evaluation is more than just a verbal summary; it's a valuable document for planning and protection.

• Prioritizing Repairs: A good report will categorize issues by severity, helping you address critical leaks or structural concerns immediately while scheduling less urgent maintenance for later.
• Estimating Remaining Lifespan: Based on the observed condition and age of the materials, an experienced inspector can provide an educated estimate of how many serviceable years your roof likely has left, aiding in long-term financial planning for a replacement ^{3 9}.
• Supporting Insurance Claims: If storm damage is found, the detailed report and photographs from a professional inspection are powerful evidence when filing a claim with your homeowner's insurance company.
• Establishing a Baseline: For a new home purchase or a newly installed roof, an inspection creates a baseline record of the roof's condition at a specific point in time, which is useful for tracking future wear or for warranty purposes ⁴.

Planning for the Future After an Inspection

The findings from your roof assessment will guide your next steps. If repairs are needed, the report provides a clear scope of work for contractors to quote. If the inspection reveals widespread failure or a roof nearing the end of its lifespan, it begins the process of planning for a replacement. This allows Ann Arbor homeowners to research materials, budget for the significant investment, and select a qualified contractor before an emergency leak forces a rushed decision. Proactive planning based on a professional inspection is the most cost-effective strategy for managing one of your home's most critical components.

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