Roof Inspection in Palm Bay, Melbourne, and Brevard County, FL
A roof inspection in Brevard County from Florida Roofing & Renovations Inc. costs $295–$495 and typically takes 1–2 hours. You’ll receive photos, narrated video, and a clear explanation of what needs attention now and what can wait. Estimates for roof repair and roof replacement are free.
Why inspect your roof
Why Brevard County homeowners need a roof inspection
Most roof damage in Brevard County can’t be seen from the ground until water has reached the decking or the ceiling. Hail bruises, worn pipe boots, and rusted vents all start small. A roof inspection finds them while they are still a repair, and while an insurance claim is still possible.
Hail damage can take years to show
Hail damage isn’t always easy to see right after a storm. It can knock granules off your shingles and leave damaged spots that become more noticeable over time.
Florida homeowners generally have 1 year from the date of the storm to report a new insurance claim. If the damage is found years later, it may be too late to file a claim for that storm.
Hail reaches Brevard County regularly. If a hailstorm passes through your area, getting your roof checked soon afterward can help catch damage early.
Every pipe and vent can become a leak
Pipes, vents, and skylights all create openings in your roof. The materials that seal these areas can crack, rust, or wear out over time.
Brevard County’s salty air can also cause metal vents to rust. When these areas fail, water can get into your attic and ceiling. Many of the roof leaks we find start around pipes and vents.
An older roof can affect your insurance
If your roof is 15 years old or older, your insurance company may ask for an inspection. Florida law allows you to have the roof inspected before it is replaced based on age.
If the inspection shows that the roof has at least 5 years of useful life left, an insurer cannot refuse coverage based only on its age. Florida Roofing & Renovations Inc. is a licensed roofing contractor (#CCC1331836) and can perform qualifying roof inspections.
The roof edge often shows problems first
The edges of your roof can show some of the first signs of water damage. Look for sagging, rotting wood, peeling paint, or soft spots around the roofline.
Some damage can be hidden behind aluminum or vinyl covers. If something around the roof edge looks damaged or starts to sag, it’s worth having it checked before the problem gets worse.
From our inspections
What years of neglect look like in Cocoa
Half the roof was under tarps. The back porch flat roof was held up with 2×4 props because the rafters had rotted. Almost every overhang sagged, and most of the fascia was rotten. A roof like this is dangerous to walk, and only an experienced roofer should go up.
Signs to watch for
Signs you need a roof inspection now
Book a roof inspection if any of these apply to your home:
- A hurricane or hail storm passed through your area in the last 12 months
- Brown stains on a ceiling or soffit
- Shingle granules in the gutters or driveway
- Black marks or black algae streaks on the shingles
- Nails popping up through the shingles
- Sagging or rotten fascia, soffits, or overhangs
- Metal panels that look wavy from the ground, or dented after hail
- A roof 15 years or older, or a letter from your insurer about it
- You are buying or selling a home
Not sure if the last storm hit your roof? Book a roof inspection and we will check it before your claim window closes.
What we check
What our roof inspection covers
Our roof inspection covers the roof surface, penetrations and flashing, the roof edge, and the attic when there may be a structural problem. We also include notes about the fascia, soffits, and gutters in a separate section of the report.
Shingle
- Nail pops
- Installation errors
- Valleys and flashing
- Pipe boots and vents
- Hail bruising and granule loss
- Black algae
Tile
- Cracked, broken, or slipped tiles
- Valleys
- Wall flashing
- Penetrations
Metal
- Panel gauge
- Buckling or waviness
- Hail dents
- Fasteners and flashing
- Fastener corrosion near the beach
Flat
- Seams
- Ponding water
- The area under AC units
- Screws or nails driven through the membrane by decks or add-ons
Panel gauge matters on metal roofs. We install 24-gauge standing seam because thinner 26-gauge panels can buckle badly enough to see from the ground.
What the attic shows that the roof can't
Three problems can only be confirmed from inside the attic: loose or missing truss-to-wall connectors (hurricane straps and clips), broken trusses, and rotten wood decking. We check the attic when the roof surface points to one of them. You need to be home for an attic check.
How it works
How a roof inspection works, step by step
A roof inspection takes about 1 hour for a one-story home and 1 to 2 hours for a two-story home.
We knock and introduce ourselves
We walk the roof
We use a drone on steep roofs
We check the attic if needed
We check the roof edge
We walk you through the findings
We send the report
Will a roof inspection damage my roof?
No. Some inspections do damage older roofs, but ours is a careful walkover that finds most issues without disturbing the roof. We won’t walk a roof that isn’t safe, including a fully tarped roof. On a roof with a small tarped area, we stay off the tarp and inspect the rest.
Do I need to be home?
Not for a roof-only inspection. You need to be home only if we need to check the attic.
Your report
What you get after your roof inspection
Every roof inspection ends with a short written report, photos, and narrated video, sent by email or text and explained in person.
- A short paragraph on each issue, backed by photos and video
- Findings sorted into two groups: fix now, and can wait but will be needed later
- Repair pricing when the scope is clear. Some repairs need material pricing first, so that quote follows.
- For roofs 15 years or older, a record of the roof’s actual condition to show your insurer
- Notes on fascia, soffits, and gutters as an addendum
Book your roof inspection and get photos and video of your roof within a week.
Roof inspection cost
How much does a roof inspection cost in Palm Bay?
A roof inspection from Florida Roofing & Renovations Inc. costs $295 to $495, depending on how hard the roof is to inspect.
$295 to $495 per inspection
If you hire us for the repair or replacement, the full inspection fee comes off your proposal.
Basic
$295
One-story home, walkable pitch, roof only
Complex
Up to $495
Steep pitch, two stories, attic entry, or a commercial building
One inspection covers every purpose. Insurance, a home sale, a second opinion, and storm damage all get the same inspection at the same price.
Compare
Roofer's inspection vs. a home inspector's roof check
A home inspector checks the whole house, and a roofer checks the roof in depth. If you are buying a home, get both.
| Home inspection or 4-point | Roofer's roof inspection | |
|---|---|---|
| Covers | Whole house: roof, electrical, plumbing, HVAC | Roof surface, penetrations, flashing, roof edge, attic structure |
| Done by | Licensed home inspector | State-certified roofing contractor |
| Repair pricing | Not usually | Yes, when the scope is clear |
| Counts for roof age under Fla. Stat. 627.7011 | Yes | Yes |
| Best for | Insurance and sale paperwork | Knowing what the roof needs and what it will cost |
We often meet new homeowners whose roof problems were never shown to them before they bought. A roofer who installs these systems every week knows where shortcuts hide.
Buying or selling
Buying or selling a home? Check for a roof-over
A roof-over is a new roof installed on top of the old one. It is one of the most common surprises we find after a home sale. From the street it looks like a new roof. Underneath, it buries any rotten decking, and in our experience it lasts about half as long as a roof installed on clean decking with new underlayment.
- The Florida Building Code, Existing Building, Section 706.3, bans a roof-over when the roof already has 2 or more layers. It also bans one over a water-soaked or deteriorated roof.
- An insurer may refuse to cover a roof-over until the roof is torn off and replaced.
- Two layers cost more to remove. On a 30-square roof (3,000 square feet) priced at about $15,000, the second layer can add up to $3,000.
- Some sellers pay for cosmetic work so the roof looks good for the sale.
If a metal roof quote comes in near the price of shingles, ask whether the old roof is being torn off. Get the home inspection or 4-point your lender and insurer require, then get a roofer’s inspection before you close.
Insurance claims
Hail vs. hurricane claims: why inspection timing matters
Hail and hurricane claims carry very different deductibles, and Florida law gives you 1 year from the date of loss to file either one. For many homeowners, a prompt inspection after a hail storm is the lowest-cost route to a new roof.
| Hail from a thunderstorm | Hurricane | |
|---|---|---|
| Deductible type | All other perils (AOP): a flat dollar amount | 2%, 5%, or 10% of your dwelling coverage |
| Typical deductible on a $300,000 policy | $500 to $1,500, in our experience | $6,000 (2%), $15,000 (5%), or $30,000 (10%) |
| Deadline for a new claim | 1 year from the date of loss | 1 year from the date of loss |
| How damage is judged | The number of hail strikes in a measured area of the roof | How many shingles were torn or blown off; limited damage often means a repair, not a replacement |
After a storm, roofers knock on doors across the affected streets. Some are honest and some are not. Have a local, licensed roofing contractor check your roof, and look up any license number on the Florida DBPR license search. Insurance payments now go to you, the homeowner, not the roofer. We will never ask you to cover a deductible illegally or inflate a claim.
Who inspects your roof
A trained roofer, not a salesperson
An owner-trained supervisor or project manager inspects your roof. Owner Michael Smith has worked on Florida roofs since 1980 and founded Florida Roofing & Renovations Inc. in 2008. He trains the team on what to look for, so problems are found now and before they grow.
- Florida State Certified Roofing Contractor #CCC1331836
- Florida State Certified General Contractor #CGC1527853
- Full workers’ compensation for every employee
- $1 million / $2 million general liability, above the state minimum
- BBB A+ Accredited, NRCA member, AtlasPro+ Silver, Karnak trained
Roof types
Roofs we inspect, and the one we won't walk
We inspect shingle, tile, metal, and flat roofs, including roofs with solar panels or skylights, garages, sheds, and roofs another company installed. The one roof we won’t walk is a fully tarped roof, because we can’t tell if it is safe underneath. We also inspect light commercial roofs, including strip centers, stores, condos, and townhomes up to three stories.
Book a roof inspection for $295 to $495. The fee comes off your proposal if you hire us.
Book your inspection
Book a roof inspection in Palm Bay and across Brevard County
Call 321-914-3360 or request a roof inspection online. We schedule routine inspections within a week, and active leaks the same day or next day.
- Tell us your roof type, the number of stories, and whether water is coming in.
- We book your visit within a week, or the same day or next day for an active leak.
- If we may need the attic, we ask you to be home.
- The inspection takes about 1 to 2 hours.
- We walk you through the findings and send the report by email or text.
- If you hire us for the work, the inspection fee comes off your proposal.
Request your roof inspection
$295 to $495
Credited to your repair or replacement if you hire us. Repair and replacement estimates are free.
Hours: Monday to Friday, 8 AM to 5 PM. Saturday and Sunday, 9 AM to 5 PM.
Ask about our military, senior, and defense contractor discounts. Financing is available for repair and replacement work.
Service Areas
Roof inspection service area
We inspect roofs across Brevard County, including:
Roof inspection FAQ
Common roof inspection questions
How much does a roof inspection cost in Palm Bay, FL?
A roof inspection from Florida Roofing & Renovations Inc. costs $295 for a basic one-story home. Steep roofs, two-story homes, attic checks, and commercial buildings cost up to $495. If you hire us for the repair or replacement, we deduct the inspection fee from your proposal.
How long does a roof inspection take?
A roof inspection takes about 1 hour for a one-story home and 1 to 2 hours for a two-story home. Before we leave, we walk you through what we found. The written report, photos, and video follow by email or text.
How often should a roof in Florida be inspected?
A home roof in Florida should be inspected every 5 years, and a commercial roof every year or on a maintenance plan. Book an extra inspection after any hurricane or hail storm. If your roof is aging, the best time is before hurricane season starts on June 1.
How long do I have to file a roof insurance claim in Florida?
Florida Statute 627.70132 gives you 1 year from the date of loss to file a new or reopened property insurance claim, and 18 months for a supplemental claim. Hail damage often takes years to show, so a roof inspection soon after a storm protects your claim window.
Can a roof inspection help me keep my homeowners insurance?
Yes. For a roof 15 years or older, Florida Statute 627.7011 lets you get an inspection before your insurer can require a replacement. If the inspection shows at least 5 years of useful life left, the insurer can’t refuse or non-renew your policy because of roof age alone.
Do I need to be home for a roof inspection?
No, not for a roof-only inspection. You need to be home only if we need to check the attic for broken trusses, missing hurricane straps or clips, or rotten decking. If you can’t be there, we can show you the roof live over FaceTime.
Will you tell me if my roof doesn't need work?
Yes. When a roof is in good shape, we say so, and that happens most often on inspections for home buyers and second opinions. If an honest repair can give an older roof another 5 to 10 years, we tell you that before we talk about replacement.
Do you inspect roofs with solar panels?
Yes. Solar mounts are fastened through the roof, so we check around them for leaks. Like most roofers, we exclude any area with outside penetrations from our workmanship warranty. That includes solar panels, pool heating panels, satellite dishes, light-clip fasteners, and deck screws on flat roofs.
Do you inspect commercial roofs?
Yes. We inspect light commercial roofs, including strip centers, stores, condos, and townhomes up to three stories. Commercial roofs should be inspected every year or kept on a maintenance plan.
Is a roof inspection the same as a free estimate?
No. A free estimate prices a repair or replacement you already know you need. A roof inspection is a documented check of the whole roof, with photos, video, and a fix-now or can-wait list. You can use it for insurance, a home sale, or a second opinion.
Get a straight answer on your roof
Book a roof inspection with a Florida state-certified roofer and get photos, video, and a clear fix-now list. Inspections cost $295 to $495, and the fee comes off your proposal if you hire us.