Listing your NM home? Get the roof inspected BEFORE the buyer does. Fix the cheap stuff on your terms, price accurately, and hand every buyer a written independent condition report at the first showing. Deals close faster when the seller controls the narrative.
Full-slope walk + attic entry — same rigor as a buyer's inspection
Written report ready to show at every showing
Repair scope prioritized cheap-fix first (avoid $2k credit demands)
Remaining useful life estimate to support your listing price
48-hour turnaround so you can fix + re-inspect before going live
Independent — I don't bid the reroof, I document what's there
Full-slope walk of every accessible face. Attic entry (when accessible) for underside verification and ventilation. Repair scope prioritized: cheap-fix items first (sealant, boots, small flashing) so you can knock them out before listing at 10–20% of what a buyer's credit demand would cost. Remaining useful life estimate — critical for pricing on 15+ year old roofs where buyers routinely demand replacement credits. Written report + photo grid formatted for buyer presentation. Re-inspection after repairs — updated report reflecting the fixed items, so you show buyers the current condition, not the pre-repair one.
Sellers preparing to list a NM home. Sellers with older roofs (15+ years) who want to price accurately. Agents recommending pre-listing inspection as part of their listing prep. Investors flipping properties who want to eliminate buyer inspection surprises. Sellers of vacant homes / probate / relocation where the seller isn't around for last-minute inspection negotiations.
Standard Pre-Listing Roof Inspection — $299 With attic + ventilation report — $399 Re-inspection after repairs — $149 24-hour rush turnaround — +$100 Most pre-listing inspections are $299–$399. Sellers who pre-inspect typically avoid $1,500–$5,000 in buyer-demanded roof credits.
Because 60%+ of NM home sales renegotiate on the roof after the buyer's inspection. A pre-listing inspection lets you fix the small stuff cheap (before it becomes a $2k credit demand), price the home accurately, and hand the buyer a written independent report at showings — most buyers move forward faster when the seller has proactively documented condition.
You get to control the timing, contractor, and scope — instead of being pressured to accept the buyer's contractor's quote under a resolution-period deadline. A $600 flashing repair you scheduled at your convenience beats a $2,500 credit demand from a buyer's roofer three days before closing.
Increasingly yes. Sharp NM agents encourage pre-listing inspection because it (1) speeds up the sale, (2) prevents last-minute renegotiation, and (3) reduces the risk of a deal falling apart on inspection contingency. Ask your agent — most know exactly why this matters.
Tarp placement + permanent repair scope.
Signed 2/3/5-year cert for lenders & insurers.
FLIR moisture scan + core verification.
Vigas, canales, parapet caps — NM specialty.
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.