Manufacturers require it, physics rewards it. Annual inspection catches the $60 pipe boot before it becomes a $2,000 drywall repair, and keeps your enhanced warranty valid. NM UV + monsoon + hail doesn't slow down — your maintenance schedule shouldn't either.
Sealant inspection at every flashing, penetration, and pipe boot
Valley + gutter debris + granule accumulation check
Hail bruise + wind-lifted shingle count from any storm you might've missed
Attic peek for new leak evidence (before it stains the ceiling)
Manufacturer warranty compliance documentation
Photo-timestamped record you can hand your insurance carrier
Full-slope walk of every accessible face. Sealant inspection at every flashing, boot, and penetration — mark for repair anything cracked, chalked, or pulled. Valley + gutter debris check + granule accumulation measurement (granules in the gutter = shingle wear rate). Hail bruise + wind-lift count for any storm-event you may have missed since last inspection. Attic peek for new water staining, mold, or ventilation issues. Documented photo record with GPS + timestamp — this is what your warranty carrier or insurance carrier needs to prove the roof was maintained. Repair scope with materials + labor priced independently (I don't do the repairs).
Homeowners past year 3 of a roof's life. Owners under enhanced manufacturer warranty requiring documented annual inspection. Rental property investors documenting roof maintenance for insurance / tax purposes. Owners in high-hail zones (East Mountains, Placitas, Corrales) who want a post-monsoon check every year. Commercial property managers running preventive maintenance cycles.
Standard Annual Inspection — $199 Annual Maintenance Plan (auto-scheduled) — $149 With attic + ventilation check — $299 Commercial — quoted per building Most annuals are $199 or $149 on the plan. Manufacturer warranty savings + avoided-repair savings typically exceed 10x the inspection cost over the roof's life.
The manufacturers do — GAF, Owens Corning, CertainTeed, and most tile brands require documented annual inspection to keep enhanced warranties valid. Beyond warranty compliance, NM's UV + monsoon + hail cycle destroys sealants and pipe boots in 5–8 years. Catching a $60 boot before it dumps water into your ceiling saves $2k+ in drywall + insulation.
Owners who inspect annually replace their roof at 25–30 years. Owners who don't replace at 15–20. On a $22k reroof, that's $600–$900/yr in avoided depreciation — a 3-4x return on a $199 inspection, before any interior water damage savings.
Yes — annual anniversary reminders, priority scheduling, and a discounted rate ($149 vs $199 walk-up). See /maintenance-schedule to sign up. I don't do the maintenance work myself; the plan covers inspection + written scope so you can hire the smallest right-sized fix.
Party-wall + shared-roof attribution.
Step, counter, cricket flashing audit.
SMACNA sizing + downspout audit.
Bid + scope compared line-by-line.
I've watched too many neighbors sign contracts they didn't understand for roofs they didn't need. That stops with a written report they own.