Residential Roof Inspection Tucson AZ

Challenge

First-time homebuyers Jennifer and Michael were purchasing a 2,800 square foot Oro Valley ranch home built in 2008 with barrel tile roof. The general home inspection noted the roof appeared in good condition with no visible deficiencies. The home was listed at $485,000 and they had negotiated to $475,000. Before removing their inspection contingency, their real estate agent recommended professional roof inspection given tile roofs' hidden underlayment issues. They scheduled our pre-purchase inspection service.

Solution

Our certified inspector conducted comprehensive assessment including roof surface examination, attic interior inspection, thermal imaging moisture survey, and detailed component evaluation. Surface tiles appeared excellent—no cracks, good color retention, proper installation. However, attic inspection revealed concerning signs: water staining on roof deck in multiple locations indicating slow leaks, underlayment edges visible at eaves showing significant deterioration and brittleness, inadequate attic ventilation contributing to excessive heat accelerating underlayment aging, and evidence of previous amateur repairs suggesting known problems. Thermal imaging detected three areas of subsurface moisture invisible from exterior. Our inspector identified the underlayment—installed in 2008 with 15-year rated felt rather than 30-year synthetic—had reached end of serviceable life. While tiles remained sound, underlayment failure would soon cause widespread leaking requiring complete roof replacement addressing the waterproofing layer beneath intact tiles.

Measurable Results

Challenge

Long-time homeowner Patricia owned a 3,400 square foot Catalina Foothills home with 14-year-old concrete tile roof. She had enrolled in our annual maintenance inspection program after experiencing a minor leak several years prior that required expensive water damage restoration. Her roof appeared fine from ground level with no obvious problems, but she wanted professional assessment ensuring no developing issues existed. This was her fourth annual inspection with Intelligent Design.

Solution

Our systematic inspection revealed several developing problems invisible from ground level but critical to address. Chimney flashing showed early deterioration—metal corroding and seals beginning to fail but not yet actively leaking. Multiple plumbing vent boots displayed cracking rubber seals that would fail during next monsoon season. Ridge mortar showed deterioration in several sections from thermal cycling stress. Most critically, we identified three tiles with hairline cracks from thermal stress that were beginning to allow water penetration into underlayment during heavy rains—damage not visible from ground or causing obvious interior leaking yet but compromising waterproofing. Our inspector provided prioritized repair recommendations with cost estimates: $850 for chimney flashing renewal, $420 for vent boot replacements, $680 for ridge mortar repairs, and $385 for cracked tile replacement and seal renewal. Total recommended repairs: $2,335.

Measurable Results

Challenge

Homeowners David and Lisa experienced severe monsoon storm with 65 mph winds and heavy rain in July 2024. They noticed several displaced tiles on their 8-year-old barrel tile roof and water staining in one bedroom ceiling corner following the storm. They contacted their insurance company who sent an adjuster. The adjuster's initial assessment identified 8 displaced tiles and estimated $1,200 in repairs—far less than their $2,500 deductible. The adjuster recommended not filing a claim. Uncertain whether additional damage existed and concerned about the ceiling staining, they contacted us for independent professional storm damage inspection.

Solution

Our comprehensive post-storm inspection revealed far more extensive damage than the insurance adjuster's cursory examination identified. Beyond the 8 obviously displaced tiles, we found 23 additional tiles with wind-lifted edges not visible from ground level but compromised by wind forces, extensive ridge cap damage with multiple displaced caps and deteriorated mortar from wind stress, damaged flashing at two plumbing vents where wind-driven rain had penetrated, compromised valley flashing in one location, and attic evidence of water intrusion at multiple points during the storm. Using drone photography and detailed ground documentation, we thoroughly photographed all damage with measurement references and GPS location data. Our report documented that damage was clearly storm-related (not pre-existing wear), extensive beyond initial assessment, and required comprehensive repairs restoring full weather protection. Total repair estimate: $15,800. We provided the homeowners with our detailed report, photo documentation, and technical findings to submit to their insurance company requesting reassessment.

Measurable Results