Sample Roofing Consult Report

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Example of the format, level of detail, and homeowner-friendly "what next" guidance you'll receive.

Outcome: Replace Soon Urgency: 12–24 months Goal: Bid Protection + Clarity Includes: Photos + Scope checklist

Report Snapshot

Bottom line:

The roof is functioning today, but it’s in a late-life window. The smartest move is to plan replacement within 12–24 months (before you’re forced into an emergency job), while taking a couple of small preventative steps now.

Estimated Replacement Cost:

$11,360.00 – $14,200.00

Property Details

Address:
123 Main Street, Example City, VA 24210

Date of Inspection:
July 18, 2025

Inspector:
S&S Consultations

Roof Type:
Architectural Asphalt Shingles

Estimated Roof Age:
20+ Years

Roof Pitch:
8/12 (moderate slope)

Overall Roof Condition

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Full roof overview from ground level

(High-resolution photo showing overall condition)

Summary: Roof is in late-life condition. No active leaks were observed at the time of inspection, but the shingle field and several common failure details indicate a rising probability of leaks and blow-offs in the next 12–24 months. This is a “plan it, don’t panic” situation.

Status at inspection: No active leak detected • Risk level: Moderate-to-High • Best move: Plan replacement + address key details now.

Detailed Findings by Area

Shingle Field Condition

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Shingle detail shot

(Close-up showing wear/curling)

Close-up showing edge lift and wear pattern

Noticeable edge lift/curling in multiple locations
Granule loss appears moderate-to-heavy in sun-exposed areas
Several tabs feel brittle (late-life indicator)
No widespread missing shingles observed today
Condition Rating: Late-life / End-of-life window (plan replacement)

Flashings & Penetrations

Chimney: Flashing layout appears functional; sealant shows age and minor cracking
Vent pipes: One boot shows early weathering (watch during heavy rain)
Ridge vent: Present and appears open (verify intake at eaves during replacement)
Drip edge: Present at eaves (good sign; confirm rakes where visible)
Risk note: These details are where most “new roofs” still leak if they’re rushed

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Chimney flashing

(Sealant condition + step flashing detail)

Showing sealant condition and detail

Gutters & Drainage

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Gutter system

(Debris / rust / slope)

Showing debris and wear pattern

Gutters mostly clear of major debris at time of visit
Downspouts direct water away from the foundation (good)
Some cosmetic rust noted (not urgent)
Recommendation: Keep gutters clean—backed-up water increases edge/underlayment stress

Leak / Water Intrusion Assessment

Finding: Evidence of past water intrusion detected in attic near the northeast corner. Staining appears older and dry at the time of inspection. No active dripping or wet insulation observed.

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Attic staining evidence

(Sheathing staining / fastener marks)

Showing water damage marks on sheathing

Most likely source (best-effort):

A minor flashing gap or nail/fastener penetration near a vent/transition in that roof plane.

Action:

After the next heavy rain, check this attic area for fresh staining or damp insulation
If it reactivates: replace the suspect boot/flashing (don’t “tar it and pray”)
During replacement: require flashing scope to address this zone explicitly

Replacement-Ready Pack (Bid Protection)

Purpose: If you replace the roof, this section helps you avoid vague scopes, surprise add-ons, and missed details. Forward this page to each contractor and ask them to address it in writing.

Minimum Scope to Require in Writing

Included In Report

Questions to Ask Every Roofer

“Exactly what flashing are you replacing—chimney, walls, pipes?”
“What is your decking policy if you find rot?”
“What underlayment and ice & water are you using, and where?”
“How are you handling ventilation—what intake do I have?”
“Workmanship warranty length, and what voids it?”
“Who is the foreman onsite, and are you subbing labor?”

Bid Comparison Snapshot

Item to Compare	What “Good” Looks Like	Red Flag Language
Included In Report	Included In Report	Included In Report

Material Allowance (Rough) for Full Replacement

Based on roof dimensions (approx. 32 ft × 74 ft footprint, A-frame, ~8/12 pitch), estimated total roof area is ~28.4 squares (2,840 sq ft). This is a planning number, not a contractor takeoff. Valleys, dormers, waste factors, and local code requirements can change quantities.

Premium Architectural Shingles (Example)

Shingles: ~85 bundles (3 per square)
Underlayment: ~3 rolls (synthetic)
Nails: (2) coil nail boxes (quantity varies by gun / pattern)
Ridge vent: ~74 linear ft
Ridge cap: ~74 linear ft
Drip edge: ~212 linear ft
Ice & water: ~500 sq ft (locations per exposure/code)

Estimated Replacement Range (example):

$11,360 – $14,200 (materials + typical labor ranges vary by market). The purpose of this range is to help you spot bids that are oddly low (shortcuts) or oddly high (fluff).

For a real project, use contractor measurements + written scope to finalize pricing.

Recommendations & Action Items

Priority 1 — Within 30–90 days

Re-seal chimney/critical sealant points to reduce near-term leak probability
Gutter clean-out and ensure downspouts discharge away from the foundation
After the next heavy rain, re-check the attic stain zone for fresh activity

Priority 2 — Plan replacement within 12–24 months

Get multip bids using the checklist in this report so scopes match
Require written flashing/ventilation/decking policies (no vague language)
Schedule replacement before a leak forces an emergency decision

Priority 3 — Ongoing

After wind events, visually check for lifted tabs or missing shingles
Address new interior stains immediately (the sooner, the cheaper)
Keep drainage clear—water backup accelerates edge failures

Recommended Roofing Contractors

INCLUDED IN REPORT

Contractor Recommendations Provided with Paid Consultation Reports

Book A Consult

Want to send your contractor quotes first? That’s fine — we can review them together after the visit.