Find out exactly where your roof stands. We inspect the roof and attic, photograph every issue and give you a written report with an honest repair-or-replace answer.
When to Inspect
Most roof problems start small and stay hidden until they cause damage inside. These are the moments when an inspection pays for itself.
01
Insurers look closely at older roofs. An inspection showing years of useful life left can keep your policy from being dropped over roof age alone.
02
An inspection tells buyers what they’re getting and helps sellers fix small issues before they become a bargaining point.
03
When Hurricane Milton hit in 2024, Tampa’s airport recorded 91 mph gusts. Wind like that breaks shingle seals without leaving anything visible from the ground, and the leak shows up months later.
04
A water stain on the ceiling usually starts somewhere else on the roof. An inspection traces the real source instead of guessing.
05
Loose shingles, cracked pipe boots and weak flashing are the first things wind exploits. Checking before June 1 costs far less than repairing after.
06
Much wind and hail damage can’t be seen from the ground. After a strong storm, or before hurricane season starts on June 1, a roof inspection with photos shows the roof’s real condition.
15 Years
Roof age when insurers can ask for an inspection
5+ Years
Remaining life an inspection needs to show for insurers
25 / 50 Years
Citizens roof form thresholds for shingle / tile and metal
1–2 Hours
Typical time on site for a home roof inspection
Our Checklist
A proper inspection covers the whole roof system, inside and out. Here’s what we look at on every Brandon home.
Shingles, tile or metal checked for lifting, cracking, granule loss, rust and missing pieces.
Chimneys, skylights, walls, valleys, vents and pipe boots, the most common leak points.
Soft spots, sagging and signs that water has soaked into the plywood below.
Water stains, daylight, wet insulation, mold and whether the attic is venting heat properly.
Clogged gutters, damaged drip edge and water backing up under the roof edge.
Patches, mismatched materials and signs of how long the roof has left.
Local Roof Problems
Brandon roofs face the same Florida weather every year, plus a few local pressures. These are the issues that come up most in our inspections here.
Hurricane Milton brought 91 mph gusts at Tampa International Airport, 11 to 14 inches of rain around Tampa and about 500,000 power outages across the county. The Brandon mall flooded and took ceiling damage. Plenty of roofs that looked fine afterward still have broken seals and lifted shingles.
About 60% of the Tampa Bay area’s yearly rain falls from June through September, often in fast afternoon downpours, and Tampa averages lightning on about 100 days a year. That’s constant stress on flashing, valleys and pipe boots.
Humid Brandon summers feed the dark algae streaks you see on many shingle roofs. They’re usually cosmetic, but they can hide granule loss. Pressure washing does more harm than good.
About 70% of Brandon homeowners carry a mortgage, and lenders require insurance. Once a roof passes 15 years, insurers start asking for roof documentation at renewal.
Communities like FishHawk Ranch require HOA approval for roof color and material, and Brandon reroofs are permitted through the county, not a city. We factor both into every recommendation.
Inspection Types
Different situations call for different reports. Tell us why you need the inspection and we’ll make sure the report covers what matters.
A full check of the roof and attic with photos and an estimate of remaining life. The right starting point for most homeowners.
Documents your roof’s condition for an insurer, including roof inspection or certification forms many Florida insurers ask for on older roofs.
For buyers and sellers who need a clear picture of the roof before closing, separate from a general home inspection.
A focused inspection after heavy rain, wind or a named storm to find damage and the true source of any leak.
Need Help With Your Roof?
We’ll inspect your roof and give you a written quote. No obligation.
Most inspections in the Tampa area cost about $80 to $205 for a standard visual inspection. Drone and infrared inspections cost more, and inspections are often included when you request a repair or replacement quote. Here are typical ranges:
Visual roof inspection (walk-on)
$80–$205
Drone roof inspection
$155–$405
Infrared (thermal) inspection
$405–$610
Full inspection with written report and photos
$150–$400
4-point inspection (licensed inspector)
$100–$175
Wind mitigation inspection (licensed inspector)
$75–$150
Rotted decking, per sheet
$95–$175
Ranges reported for the Tampa area in 2026. Price depends on roof size, pitch, access and the type of report you need. Ask what’s included before you book.
Insurance
Roof age is one of the biggest factors Florida insurers look at, and Brandon homes in unincorporated Hillsborough County are no exception. Under Florida law, an insurer can’t refuse or non-renew your policy solely because your roof is under 15 years old. If your roof is 15 or older, you have the right to an inspection first. If it shows at least 5 years of useful life left, roof age alone can’t be the reason your coverage is dropped (Florida Statutes 627.7011).
Citizens Property Insurance asks for a roof inspection form on shingle roofs older than 25 years and on tile, metal and other hard roofs older than 50 years. The form must show at least 5 years of remaining useful life. Private insurers set their own rules, and many are stricter.
Before you book, ask your insurer or agent which form they accept. Read more in our guide to Florida’s 15-year roof rule.
For Professionals
Agents and realtors in Brandon need fast, clear roof facts they can pass on to clients. We keep it simple.
Your client’s renewal depends on the roof. We document roof age, condition and estimated remaining life with dated photos, so underwriting gets clear facts instead of guesses.
Roof questions can stall a closing. We give buyers and sellers a clear picture of the roof and, if work is needed, a written quote both sides can negotiate from.
Know the Difference
Florida homeowners often hear all three terms from their insurer. Here’s what each one covers.
Roof Inspection
What it checks: the roof covering, flashing, deck, attic and drainage in detail.
Best for: leaks, repair or replace decisions, roof age questions and insurer roof forms.
4-Point Inspection
What it checks: roof, electrical, plumbing and HVAC, at a basic level.
Best for: insurance on older homes. Citizens requires one for homes more than 20 years old. Completed by a licensed home inspector or contractor.
Wind Mitigation Inspection
What it checks: roof shape, deck attachment, roof-to-wall connections, secondary water barrier and opening protection (form OIR-B1-1802).
Best for: lowering the windstorm part of your premium. Completed by a licensed home inspector, general contractor, engineer or architect.
After the Inspection
You get the facts first. What you do next is your decision, with no pressure to sign anything.
Most inspections find small, fixable problems: a cracked pipe boot, loose flashing or a few lifted shingles. Fixing them early keeps the roof going for years. See what roof repair in Brandon typically involves.
When damage is widespread or the roof has little life left, we’ll show you the photos and explain your options. A full reroof needs a Hillsborough County permit, which we handle. Learn more about roof replacement in Brandon.
How It Works
Clear steps, clear answers, and no pressure at any point.
01
Call or send a quick request and tell us why you need it.
02
We check the roof covering, flashing, vents, valleys and gutters.
03
We look for water stains, wet insulation, daylight and ventilation problems.
04
Every issue is photographed and written up in plain English.
05
Nothing, a repair or a replacement, with a written quote if work is needed.
FAQ
Answers to the questions Brandon homeowners ask us most before booking.
Start with an inspection. Repair usually makes sense when damage is limited to one area, the deck is solid and the roof has years of life left. Replacement is worth pricing when leaks keep returning in different spots, shingles are worn across the whole roof, or your insurer requires it.
When you’re getting a repair or replacement quote, the inspection is usually part of it. Inspections for an insurer or a home sale that need a formal written report are a paid service. Ask us when you call and we’ll explain what applies.
Most inspections are booked within a few business days, depending on weather and demand. After a major storm, schedules fill up fast, so call as soon as you notice a problem.
Usually about 1 to 2 hours, including the attic. Larger or steeper roofs, tile roofs and detailed insurance reports can take a little longer.
Not always. We can check the outside of the roof without you, but someone needs to be there if we’re checking the attic from inside the house, which gives a much more complete picture.
It can. If your roof is 15 years or older, a report showing at least 5 years of remaining life means your insurer can’t drop you over roof age alone. Ask your insurer which form they accept before we come out.
Yes. Storms like Hurricane Milton, which brought 91 mph gusts to Tampa’s airport, can break shingle seals without any damage you can see from the ground. We check the roof and attic, trace any leaks and photograph everything.
Only what the roof actually needs. We’re repair-first whenever it makes sense. If replacement is the better choice, we’ll show you the photos and explain why, with no pressure to sign.
All Brandon ZIP codes, including 33508, 33509, 33510 and 33511, plus Valrico, Seffner, Riverview, FishHawk, Lithia, Dover, Mango and Gibsonton.
A few simple steps make the inspection faster and more useful:
Need Help With Your Roof?
We’ll inspect your roof and give you a written quote. No obligation.
