Roof Inspections & Certifications
Know What’s Up There Before It’s a Problem
Most people never think about their roof until water’s coming through the ceiling. By then, you’re dealing with emergency repairs, interior damage, insurance claims, and a lot more stress and expense than if someone had caught the problem six months earlier. A professional roof inspection takes the guesswork out of your roof’s condition and gives you the information you need to make smart decisions.
Cardinal Roofing has been inspecting roofs across the Wasatch Front with over two decades of combined experience. We’ve seen what Utah weather does to every type of roofing material, on every pitch and exposure, at every elevation from Provo to Park City. When we inspect your roof, we’re not just checking boxes on a form — we’re drawing on decades of hands-on experience to evaluate how your specific roof is handling the conditions it faces. We know what ice dams do to flashing at 7,000 feet, what years of UV does to shingles in Salt Lake, and what heavy snow loads do to flat roofs in Heber Valley.
Whether you’re buying a home, selling one, dealing with storm damage, or just being smart about maintaining your biggest investment, a professional inspection gives you the facts. No guesswork, no assumptions, just an honest assessment from roofers who actually know what they’re looking at.
When Should You Get a Roof Inspection?
Buying a Home
This is the most common reason people call us for inspections, and it’s the most important one. A general home inspector will look at your roof, but they’re generalists — they check dozens of systems in a couple of hours and they’re looking from the ground or a ladder at best. A dedicated roof inspection from a licensed roofer means someone is actually up on the roof, walking it, checking every detail, and giving you a professional assessment of its remaining life and any needed repairs.
In Utah’s real estate market, a roof inspection can save you tens of thousands of dollars. We’ve inspected roofs that looked fine from the ground but had serious deck damage from years of ice dam infiltration. We’ve found flashing failures that were hidden under snow for months. We’ve caught shingle installations that weren’t done to code and would void the manufacturer’s warranty. All of these are things a buyer needs to know before closing, and all of them are negotiation points that can affect the sale price or require seller repairs.
Selling Your Home
Getting an inspection before you list is a smart move. If there are issues, you can address them on your terms instead of scrambling during the inspection period when the buyer’s inspector flags something. A clean roof certification from a licensed roofer is also a selling point — it tells buyers the roof has been professionally evaluated and gives them confidence in the home. In Utah’s competitive market, removing the roof as a concern can make your listing stand out and reduce back-and-forth during negotiations.
After Storms
Utah’s hailstorms, windstorms, and heavy snow events can cause damage that’s not obvious from the ground. After any significant weather event, it’s worth having a professional take a look. Hail damage in particular is easy to miss — those dents in your shingles might look minor, but they’ve compromised the granule layer that protects the asphalt underneath. Left unaddressed, hail damage dramatically shortens your roof’s life. We document everything with photos so you have the evidence you need if you file an insurance claim.
Annual Maintenance
We recommend an annual inspection for any roof over 10 years old in Utah. Our climate is harder on roofs than most places in the country, and catching small problems early — a cracked flashing boot, a few lifted shingles, a developing soft spot — costs a fraction of what it costs to deal with them after they’ve turned into leaks and interior damage. Think of it like an oil change for your roof. A small investment in maintenance extends the life of the whole system.
Insurance Requirements
Some insurance companies in Utah are requiring roof inspections before they’ll renew policies on older homes. If your roof is over 15-20 years old, your insurer may want documentation of its condition. We provide inspection reports that meet insurance carrier requirements, and if your roof needs work to maintain coverage, we’ll give you an honest assessment of what needs to happen and what it’ll cost.
What Our Inspection Covers
When Cardinal Roofing inspects your roof, we don’t just glance at it from the driveway. Andy or Ben gets up there personally and evaluates every component of your roofing system. Here’s our 20+ point inspection checklist.
Exterior Roof Surface
- Shingle/material condition and remaining life
- Granule loss and UV degradation
- Cracking, curling, or buckling
- Missing or damaged shingles
- Moss, algae, or debris accumulation
- Overall roof surface integrity
Flashing and Penetrations
- Chimney flashing condition and seal
- Vent pipe boot integrity
- Skylight flashing and seals
- Wall-to-roof transition flashing
- Valley flashing condition
- Drip edge and rake metal
Structure and Ventilation
- Ridge, soffit, and attic ventilation
- Decking condition (soft spots, sagging)
- Attic moisture and insulation check
- Gutter and downspout condition
- Fascia and soffit condition
- Evidence of prior repairs or patches
After the inspection, you get a detailed written report with photos documenting every finding. We rate your roof’s overall condition, estimate its remaining life, identify any immediate concerns, and recommend repairs or maintenance to extend its life. If your roof is in great shape, we’ll tell you that too — we don’t manufacture problems to create work.
Roof Certifications for Real Estate
A roof certification is a formal document from a licensed roofing contractor stating that the roof has been inspected, is in good condition, and is expected to perform for a specified number of years. In Utah’s real estate market, roof certifications are increasingly common and can make a real difference in transactions.
What a Certification Means
When we certify a roof, we’re putting our professional reputation behind a statement that the roof is sound and will perform as expected. This isn’t something we take lightly. We’ll only certify a roof that we’ve thoroughly inspected and that meets our standards. If minor repairs are needed to bring the roof up to certification level, we’ll do those repairs and then certify it. If the roof can’t be certified — if it’s at end of life or has issues that go beyond minor repairs — we’ll tell you straight up.
How Certifications Help in Real Estate
- For sellers: A roof certification removes the roof as a negotiation obstacle. Buyers and their agents can see that the roof has been professionally evaluated and is expected to last. This can prevent price reductions, repair demands, and deal-killing surprises during the inspection period.
- For buyers: A certification gives you confidence that the roof isn’t going to need immediate or near-term replacement. It’s documentation you can share with your insurance company, your lender, and your peace of mind.
- For agents: A roof certification in the listing package is a selling point. It shows the seller has been proactive and transparent about the home’s condition, which builds trust with buyers and their agents.
Certification Duration
Our certifications typically cover 2-5 years depending on the roof’s age, condition, and materials. A newer roof in excellent condition might get a 5-year certification, while an older roof that’s still functional but showing its age might get a 2-year certification. We’ll explain our reasoning and make sure you understand exactly what the certification covers.
Free vs. Paid Inspections
We get asked about this a lot, so let’s be clear about when each applies.
Free Inspections
If you think you need a repair or a new roof and want us to come take a look, that inspection is free. We’ll get up on your roof, assess the situation, tell you what we find, and give you an estimate if work is needed. This is our standard process for any homeowner considering roofing work. We’re not going to charge you just to tell you what’s going on up there. Storm damage assessments are also free — if you think a recent hailstorm or windstorm damaged your roof, we’ll come inspect it at no charge and help you document the damage for your insurance claim.
Paid Inspections
If you need a formal inspection report for a real estate transaction, an insurance requirement, or an annual maintenance evaluation, there’s a fee for that. This is because a formal inspection requires documentation, written reporting, photos, and in the case of certifications, a legal document we’re standing behind. The fee is modest and varies based on the size and complexity of the roof. For real estate transactions, the fee is often shared between buyer and seller as part of the due diligence process. It’s a small price for the peace of mind and negotiating power a professional inspection provides.
Here’s the bottom line: if you’re thinking about roofing work and want to know what your roof needs, the inspection is free. If you need documentation and professional certification for a transaction or insurance, there’s a fee that reflects the additional work and responsibility involved. Either way, you’re getting an honest, thorough evaluation from roofers with 30+ years of Utah experience.
Schedule Your Roof Inspection
Whether you’re buying, selling, or just want to know where your roof stands, we’ll give you the straight answer. Tell us what you need below.
Roof Emergency? We’re Here.
Storm damage, active leak, or an urgent concern — call us 24/7 at (801) 330-0311