Metal Roof Inspection in San Antonio, TX

A Metal Roof Needs Little, On Time

A metal roof does not need much attention, but the attention it needs has a date on it. Exposed-fastener roofs need their washers looked at before they fail, not after the ceiling stains; past year ten that means every three years. Standing seam needs its penetrations, sealant and closures looked at every five or so. And any metal roof needs a proper walk after a hail event, before the claim window closes and before the next storm makes it impossible to say which one did what. We inspect metal roofs before a sale or purchase, after a storm, and on a maintenance cycle, across San Antonio and the Hill Country ring.

What the Inspection Covers

Every slope walked, not viewed from a ladder or a drone. On exposed-fastener roofs, fastener and washer condition sampled and counted per square, so the report can say "re-screw within two years" rather than "some screws are worn." On standing seam, seam engagement, clip movement at the eaves, oil-canning that has changed, and the condition of every penetration: vent boots, skylight curbs, chimney flashings, satellite and solar mounts. On every roof, sealant at laps and closures, ridge and rake trim, cut-edge rust on older Galvalume, gutters and drainage, and the underside where there is an attic to look into. Photographs of everything that matters, in a written report you can hand to a buyer, a seller, an adjuster or a contractor without us in the room.

Buying a House With a Metal Roof

General home inspectors rarely walk a metal roof and rarely know what a failed washer or a disengaged seam looks like; the report says "metal roof, appears serviceable" and the buyer inherits a re-screw. In New Braunfels and Boerne, where a lot of houses have had metal for decades, a separate metal roof inspection during the option period tells you what the roof will cost you in the next ten years, which is a negotiating number. Sellers use the same report to answer the question before it is asked.

Before and After Hail

An inspection before hail season is a baseline: dated photographs of the roof as it was, which is worth more in a claim than people expect when the carrier's adjuster suggests the dents were already there. After a storm, the inspection becomes the hail damage report, with cosmetic and functional damage separated the way a Texas policy with a cosmetic damage endorsement requires. On the north side, from Helotes across to Schertz, most metal roofs have been through at least one significant storm since 2016; knowing what they look like now is the point.

Then the Repair, If Any

If the inspection finds something, the report includes a written repair scope so you can price it with us or anyone else. Most findings are small: a vent boot, a lap that needs re-sealing, closure strips that were never installed. Some are a re-screw. Very few are a replacement, and when they are we say so. One to two hours on the roof for a typical house in Fair Oaks Ranch or Bulverde, longer with a barn, report the same day. The repair page covers what happens next.

How long does it take? One to two hours on the roof for a typical house, report the same day.

Frequently asked questions