Roof Inspections in Wexford, PA
There's a version of a roof inspection that takes ten minutes from the driveway with binoculars and ends in a quote for a full replacement. That is not what we do, and on a housing stock as varied as Wexford's — slate on Marshall Township side border, standing seam metal in Christopher Wren, architectural asphalt out in Pine Township side and Village at Pine border — a driveway look tells you almost nothing useful.
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Free inspections for homeowners needing roof repair or replacement.
On a complex Wexford replacement, sequencing is as important as material. We build chimney crickets before the surrounding shingles, install step flashing course by course, line long valleys before adjacent planes close them in and complete metal accents without trapping water behind siding or stone. Copper and painted steel are isolated from incompatible metals to limit corrosion. The result is a roof system designed around the house's actual geometry, not a premium shingle laid over ordinary detailing. Our closeout includes photos of the concealed work that a homeowner cannot inspect once the roof is finished.
A real inspection means getting on the roof itself, checking every valley, flashing point, penetration and ridge, and going into the attic to see what the underside of the deck and the insulation are actually doing. Most roof problems in Wexford show up at joints and transitions, not in open field, and you can't see a failed valley or a rusted-through chimney pan from the ground.
Big Dog Roofs handles roof inspections across every Wexford neighborhood — Franklin Park border, Marshall Township side, Pine Township side, Village at Pine, Christopher Wren and the rest of 15090 in Allegheny County. We also work nearby in Franklin Park, McCandless, Cranberry Township, so our crews are in this part of the county every week rather than driving in for one job.
What's Included
- Full on-roof walk of every slope, valley and penetration
- Attic-side check of decking, insulation and ventilation
- Asphalt shingle, rubber flat and metal roof assessment
- Chimney, skylight and sidewall flashing check
- Gutter and downspout condition review
- Photo documentation for paid inspection reports
- Written condition report with paid documented inspections
- No-pressure pricing on any recommended work
- Paid pre-purchase inspections for home buyers — starting at $300
- Post-storm damage checks
What a Real Inspection Actually Covers
We start on the roof itself, walking every accessible slope and using roof jacks or ladders where a slate or steep-pitch surface shouldn't be walked directly. We check every valley for open seams or corrosion, every flashing point at chimneys, skylights and sidewalls, every penetration for a boot or seal that's cracked or pulled away, and the ridge and hips for lifted or missing caps.
Then we go into the attic, because the roof and the attic are one system. We look at the underside of the decking for staining or soft spots, check insulation depth and whether it's blocking soffit intake, and look for daylight coming through anywhere it shouldn't. On older Wexford homes this is often where we find the real story — a ceiling stain in the living room that actually traces back to an ice dam problem caused by inadequate ventilation, not a shingle failure at all.
We also walk the gutters and downspouts, because overflow and backed-up water cause a meaningful share of the leaks we get called out to fix, and a gutter problem often gets misdiagnosed as a roof problem. Everything gets photographed as we go — not just the bad spots, but reference shots so you can see exactly where each issue is on your actual roof.
What You Get in a Paid Inspection Report
Real-estate, buyer/seller, and documented inspections start at $300 and are quoted individually.
You get a written report, not a verbal impression on the driveway. It lists what we found, where, with photos, and it puts each finding into one of three categories: needs attention now, worth planning for in the next year or two, or not a current concern. That third category matters — plenty of inspections we do end with nothing urgent to sell, and we say so.
If something does need work, the report includes our honest read on scope: is this a targeted repair, or does it point to something larger. On slate and copper roofs especially, that distinction is worth real money, because a flashing rebuild at a fraction of replacement cost is often the actual answer where a less careful inspection would jump straight to a full tear-off recommendation.
If you're not ready to act on a finding right away, the report still has value — it's a record of the roof's condition at a point in time, useful for planning a budget, negotiating a home sale, or comparing against a future inspection to see what's changed.
Inspections for Home Buyers and Sellers
Real-estate, buyer/seller, and documented inspections start at $300 and are quoted individually.
Wexford's housing stock skews old, and a roof is one of the most expensive things a buyer can get wrong about a house they're purchasing. If you're under contract on a home in the older core of Wexford, Franklin Park border or anywhere in the the Wexford school district area, a roof-specific inspection alongside your general home inspection gives you a level of detail a generalist home inspector — who may spend ten minutes on the roof out of a whole-house inspection — usually can't match.
We tell you plainly what you're buying: is the slate sound with a repairable flashing issue, or is it near the end of its service life; does the asphalt roof have five years left or fifteen; is there deck rot behind a chimney that isn't visible from a ladder at the eave. That's useful information whether you use it to negotiate, to plan a maintenance budget, or just to go into the purchase with clear eyes.
Sellers benefit from the same inspection in reverse — knowing what's actually on your roof before a buyer's inspector finds it becomes a negotiation surprise. A written report you can hand to a buyer, showing recent maintenance or a clean bill of health, can smooth a deal that would otherwise stall over an unknown.
After a Storm: What We Look For
A repair/replacement check is free for homeowners. If you need an inspection with insurance paperwork, photos or a formal report, it starts at $300 and is quoted individually.
Wind and hail damage isn't always obvious from the ground, and it isn't always obvious from the roof either without knowing what to look for. After a wind event we check for lifted or creased shingle tabs, displaced or cracked slate, dented or scratched metal panels, and flashing that's been pried loose at an edge. Hail damage on asphalt shows up as bruising — soft spots you can feel more than see — and on metal it shows as dents concentrated on one exposure.
If we find storm damage, we document it the way an insurance adjuster needs to see it: clear photos, location on the roof, and a plain description of what happened. We can meet your adjuster on site and walk the same slopes so the claim reflects what's actually there, particularly important on slate, copper or metal roofs that get undervalued when scoped by someone assuming asphalt.
How Often You Should Actually Get One
Once a year is a reasonable baseline for most roofs in Wexford, given the freeze-thaw cycling and heavy tree debris that age a roof here faster than in milder, more open climates. After any significant wind or hail event is worth a check regardless of when your last inspection was. And if you're buying or selling, get one specific to the transaction rather than relying solely on a general home inspector's roof notes.
Beyond that, trust the signs: a new ceiling stain, granules collecting in gutters, daylight in the attic, or slates and shingles showing up in the yard are all reasons to call sooner rather than wait for the annual check.
What We See on Wexford Roofs
Wexford is not a generic roofing market, and we do not quote it like one. Designer & Metal: Heavy dimensional shingles, synthetic slate and standing-seam accents. Complex Rooflines: Multi-gable, turret and dormer detailing with hand-cut copper valleys. HOA Color Matching: We help pull the approved palette and bring sample boards to your driveway.
Those conditions change how we spec roof inspections here. Fastening patterns, underlayment, flashing metal, ventilation: all of it gets picked for this housing stock instead of copied off a template. A few local landmarks show you why. Village at Pine: An HOA-governed plan community; shingle color and profile rules vary and are worth confirming before a project starts. North Park: The 3,000-acre county park bordering many of the homes in this area. Wexford Flats / Route 19 corridor: A commercial and mixed-use area along the main road.
Because we run crews through Franklin Park border, Marshall Township side, Pine Township side, Village at Pine and the surrounding Allegheny County communities constantly, we already know which streets have plank decking, which plans have chronic valley problems, and which roofs were re-shingled over a failing layer instead of torn off.
Straight talkWe'd rather spend a morning in your attic finding the real leak than sell you a roof you don't need.
How We Do It In Wexford
Schedule
Tell us whether you need repair/replacement advice or a documented inspection. Paid inspections start at $300; we confirm your individual quote and scope before the visit.
On-Roof Walk
Every slope, valley, flashing point and penetration checked in person — with roof jacks or ladders on slate and steep pitches, never walked directly.
Attic & Gutter Check
Decking, insulation, ventilation and daylight checked from inside, gutters and downspouts checked for flow and condition.
Requested Documentation
For paid documented inspections, findings are photographed with their location noted. Repair/replacement estimates remain separate from condition reports.
Estimate or Paid Report
Homeowners seeking repair/replacement receive a work estimate. A requested condition report belongs to a paid documented inspection, starting at $300, quoted individually.
Materials & Options
Roof-Type-Specific Assessment
Slate, standing seam metal, architectural asphalt and flat/low-slope roofs each get checked for the failure patterns specific to that material, not a generic checklist.
Attic Moisture & Ventilation Check
Insulation depth, soffit intake, ridge exhaust and deck staining, since ice dams and premature aging usually start with attic conditions, not the shingles.
Flashing & Penetration Review
Chimneys, skylights, sidewalls and any roof penetration, the most common failure points on Wexford's older housing stock.
Paid Written Report with Photos
Available with a paid documented inspection, starting at $300 and quoted individually. The agreed report scope is confirmed before the inspection.
What It Costs In Wexford, PA
Each inspection is quoted individually based on its purpose, roof complexity and access.
| Scope | Price | Notes |
|---|---|---|
| Homeowner repair / replacement inspection | Free | For homeowners needing roof repair or replacement; separate from transaction or documented inspections. |
| Real-estate, buyer / seller or documented inspection | Starting at $300 | Quoted individually. Applies to any inspection requiring paperwork or documentation. |
- Free inspections for homeowners needing roof repair or replacement.
- The individual quote depends on roof size and complexity, safe roof and attic access, and the paperwork or documentation requested.
- Confirm the inspection purpose, agreed scope and price before the visit. A repair/replacement work estimate is not a real-estate condition report.
Roof Inspections FAQs
Which roof inspections are free?
Free inspections for homeowners needing roof repair or replacement.
What does a roof inspection actually include?
An on-roof walk of every slope, valley, flashing point and penetration, plus an attic-side check of decking, insulation and ventilation, and a look at your gutters. The agreed scope depends on inspection purpose and safe access. Requested written reports and photo documentation are part of paid inspections starting at $300, quoted individually; homeowner repair/replacement estimates are separate.
Will you try to sell me a roof I don't need?
No. Plenty of our inspections end with nothing urgent to report, and we tell you that plainly. When we do find something, we recommend the smallest scope that actually solves the problem — often a targeted repair rather than a replacement — and give you a written scope so you can decide without pressure.
Should I get a roof inspection before buying a house in Wexford?
Buyer/seller inspections are paid, starting at $300 and quoted individually. Yes, especially given how old the housing stock is here. A general home inspector may spend only a few minutes on the roof as part of a whole-house inspection. A roof-specific inspection tells you whether slate is sound or near end of life, how many years an asphalt roof has left, and whether there's hidden deck damage — information worth having before you close.
Can you inspect a slate roof without damaging it?
Yes — we never walk a slate field directly. We work from roof jacks, ladders and hook ladders to get eyes on every valley, flashing point and course without cracking or dislodging sound slate. A crew that only knows asphalt can do real damage inspecting a slate roof this way, so it's worth asking about slate experience specifically.
How long does a roof inspection take?
Typically 45 minutes to a couple of hours, depending on roof size and complexity. A simple gable roof in Marshall Township side goes faster than a multi-wing Pine Township side border estate roof with several chimneys and valleys. For paid documented inspections, we confirm report scope and delivery timing when quoting the inspection.
Do you inspect roofs after a storm even if I'm not sure there's damage?
Yes, and it's worth doing even without visible signs. Wind and hail damage isn't always obvious from the ground — lifted shingle tabs, hail bruising, or a dented metal panel can go unnoticed until they leak. Homeowners needing repair/replacement can request a free check. Inspections requiring insurance paperwork or documentation start at $300 and are quoted individually.
What does a Wexford roof replacement cost?
It varies with home size, pitch and roofline complexity, and with material choice — designer shingle, synthetic slate and standing-seam metal sit at the higher end. We give every quote in writing after an on-roof inspection.
Can you install standing-seam metal in Wexford?
Yes — full metal roofs and metal accents over bays, porches and dormers, in colors sized to what local HOAs typically approve.
Do you handle HOA approval for my Wexford plan?
We help with it. We'll provide product data sheets, color samples and the installation spec your HOA architectural committee asks for. Requirements vary by community, so we confirm details before work starts.
Where We Do This Work
Roof Inspections across Wexford — every neighborhood in the 15090 ZIP. See everything we do in Wexford, PA.
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